Erie County and Buffalo City property record for 117 Garner Ave, Buffalo, NY 14213
| Property Type | Multi-Family Dwellings |
|---|---|
| Details | 2 bd · 1 ba · 912 sqft · built 1900 |
| Lot Size | 0.081 acres (3,535 sqft) |
| Owner | Company Name on File |
| Last Sale | $112,500 (Jun 2021) |
| Tax Bill | $551 (2026) |
| Deeds & Mortgages | Nov 2022 Mortgage Jun 2021 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 88.75-8-14 |
| Primary APN | 140200 88.75-8-14 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 1 Bath |
| Stories | 1 Story |
| Building Area | 912 sqft Total Area |
| 1st Floor Area | 912 sqft |
| Year Built | Built 1900 |
|---|---|
| Effective Year Built | Effective 1900 |
| Architectural Style | Traditional |
| Exterior Material | Aluminum/Vinyl |
| Foundation Type | Raised |
| Lot Area | 3,535 sqft (0.081 acres) |
| Lot Dimensions | 65 ft deep x 30 ft wide |
| Porch | Slab |
| Porch Area | 108 sqft |
| Total Buildings | 2 Buildings |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 04487100 |
|---|---|
| Street Address | 117 GARNER AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14213-1133 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Multi-Family Dwellings |
| Local Zoning Code | N-2R |
| Legal Description | 91. W GRANT WH PC 75X21 IN R |
| Legal Subdivision | THE STEVENS SURVY |
| Legal Block | 8 |
| Legal Lot Number | 14.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 3 |
| Census Block | 3001 |
| Census Tract | 17100 |
117 Garner Ave, a residential property, is owned by a company that acquired it in November 2022.
Source: Erie County and Buffalo City records, as of October 20, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 372 TREMAINE AVE, BUFFALO, NY 14217-2536 |
| Owner Type | Company |
| Vesting | Company |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Date | Document |
|---|---|
| Nov 9, 2022 | Quit Claim Deed, Transfer · Conventional Mortgage COMMUNITY BANK NA |
| Jun 10, 2021 | Warranty Deed, Transfer STEWART TITLE, STEWART TITLE INSURANCE CO |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jun 10, 2021 · Amount on File |
| Deed Sale | Jun 10, 2021 · Amount on File |
| Prior Sale | Oct 14, 2009 · Amount on File |
| Deed Document Number | 2021112076 |
| Deed Book / Page | 11381 / 5549 |
| Last Transfer Date | Nov 7, 2022 |
| Transfer Doc | 0114102670 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Nov 9, 2022 |
| Property Address | 117 GARNER AVE, BUFFALO, NY 14213-1133 |
| Document Number | 0114102670 |
| Book / Page | 11410 / 2670 |
| Instrument Date | Nov 7, 2022 |
| Instrument | 2022212011 |
| Transaction Type | Transfer |
| Record Updated | Feb 28, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | No Consideration Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 372 TREMAINE AVE, BUFFALO, NY 14217-2536 |
| Name | Verified Name |
|---|---|
| Address | 372 TREMAINE AVE, KENMORE, NY 14217-2536 |
| Document Number | 0140739164 |
|---|---|
| Date | Nov 9, 2022 |
| Instrument | 14073/9164 |
| Name | COMMUNITY BANK NA |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Dec 1, 2052 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jun 10, 2021 |
| Property Address | 117 GARNER AVE, BUFFALO, NY 14213-1133 |
| Document Number | 0113815549 |
| Book / Page | 11381 / 5549 |
| Instrument Date | May 26, 2021 |
| Instrument | 2021112076 |
| Transaction Type | Transfer |
| Record Updated | Jul 14, 2022 |
| Title Company | STEWART TITLE, STEWART TITLE INSURANCE CO |
| Amount | Amount on Record |
|---|---|
| Tax | $450.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 117 GARNER AVE, 117, BUFFALO, NY 14213-1133 |
| Name | Verified Name |
|---|---|
| Address | 372 TREMAINE AVE, KENMORE, NY 14217-2536 |
The 2026 property tax bill for 117 Garner Ave was $551, down 66% 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 | $551.00 (-65.99%) | ||
| 2025 | $1,620.00 (+4.99%) | $167,000 (+75.79%) Land $27,000 Building $140,000 | $167,000 (+8.11%) Land $27,000 Building $140,000 |
| 2024 | $1,543.00 (+212.98%) | $95,000 (-) Land $5,500 Building $89,500 | $154,472 (+13.82%) Land $8,943 Building $145,529 |
| 2023 | $493.00 | $95,000 Land $5,500 Building $89,500 | $135,714 Land $7,857 Building $127,857 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 117 Garner Ave in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective November 20, 2024
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
The area around 117 Garner 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 1,062 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Greenlight Networks Fiber | 8,000 / 8,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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