Erie County and Buffalo City property record for 104 Proctor Ave, Buffalo, NY 14215
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,115 sqft · built 1948 |
| Lot Size | 0.129 acres (5,600 sqft) |
| Owner | Company Name on File |
| Last Sale | $73,000 (Jan 2026) |
| Tax Bill | $459 (2026) |
| Deeds & Mortgages | Jan 2026 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 90.65-3-22 |
| Primary APN | 140200 90.65-3-22 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,115 sqft Living Area |
| 1st Floor Area | 753 sqft |
| Upper Floors Area | 362 sqft |
| Year Built | Built 1948 |
|---|---|
| Effective Year Built | Effective 1948 |
| Architectural Style | Cape Cod |
| Exterior Material | Brick |
| Lot Area | 5,600 sqft (0.129 acres) |
| Lot Dimensions | 112 ft deep x 50 ft wide |
| Garage Type | Detached |
| Garage Area | 200 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 100 sqft |
| Patio Area | 128 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 08231400 |
|---|---|
| Street Address | 104 PROCTOR AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14215-3529 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | N-4-30 |
| Legal Description | 1O6. E SUFFOLK |
| Legal Subdivision | MAP #2 LANG FREED SUBDIVISION |
| Legal Block | 3 |
| Legal Lot Number | 22.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 2 |
| Census Block | 2002 |
| Census Tract | 4100 |
104 Proctor Ave is owned by a company that bought it in January 2026.
Source: Erie County and Buffalo City records, as of October 21, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 288 LINCOLN PKWY, BUFFALO, NY 14216-3126 |
| Owner Type | Company |
| Vesting | Limited Liability Company |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jan 16, 2026 · Amount on File |
| Deed Sale | Jan 16, 2026 · Amount on File |
| Deed Document Number | 202610068 |
| Deed Book / Page | 11456 / 945 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jan 16, 2026 |
| Property Address | 104 PROCTOR AVE, BUFFALO, NY 14215-3529 |
| Document Number | 0114560945 |
| Book / Page | 11456 / 945 |
| Instrument Date | Jan 13, 2026 |
| Instrument | 2026010068 |
| Transaction Type | Transfer |
| Record Updated | Mar 16, 2026 |
| Amount | Amount on Record |
|---|---|
| Tax | $292.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 104 PROCTOR AVE, BUFFALO, NY 14215-3529 |
| Name | Verified Name |
|---|---|
| Address | 288 LINCOLN PKWY, BUFFALO, NY 14216-3126 |
| Investor | Possibly a Property Investor |
The 2026 property tax bill for 104 Proctor Ave was $459, down 63.5% from the year before.
Source: Erie County and Buffalo City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Buffalo City |
| Unified School District | Buffalo City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $459.00 (-63.51%) | ||
| 2025 | $1,258.00 (+22.97%) | $139,000 (+120.63%) Land $10,000 Building $129,000 | $139,000 (+35.69%) Land $10,000 Building $129,000 |
| 2024 | $1,023.00 (+212.84%) | $63,000 (-) Land $5,800 Building $57,200 | $102,439 (+13.82%) Land $9,431 Building $93,008 |
| 2023 | $327.00 | $63,000 Land $5,800 Building $57,200 | $90,000 Land $8,286 Building $81,714 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 104 Proctor Ave in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective November 20, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 1 in force |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
The area around 104 Proctor Ave has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | BUFFALO WATER AUTHORITY serves 276,000 people · EPA ID NY1400422 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Jul 2023 |
| Lead | 3 ppb (2026) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | 2 last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 908 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Verizon Fiber · Fixed Wireless in parts of the area | 2,300 / 2,300 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| T-Mobile Fixed Wireless | 100 / 20 |
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