Erie County and West Seneca Town property record for 117 Iris Ave, Buffalo, NY 14224 · Last verified May 2026
| Property Type | Duplex |
|---|---|
| Details | 4 bd · 2 ba · 2,058 sqft · built 1959 |
| Lot Size | 0.219 acres (9,500 sqft) |
| Owner | Company Name on File |
| Tax Bill | $3,176 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 20-176-000 |
| Primary APN | 20-176-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 8 Rooms |
| Stories | 2 Stories |
| Building Area | 2,058 sqft Total Area |
| 1st Floor Area | 1,029 sqft |
| 2nd Floor Area | 1,029 sqft |
| Year Built | Built 1959 |
|---|---|
| Effective Year Built | Effective 1962 |
| Architectural Style | Other |
| Exterior Material | Brick |
| Lot Area | 9,500 sqft (0.219 acres) |
| Lot Dimensions | 190 ft deep x 50 ft wide |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 20-176-000 |
|---|---|
| Street Address | 117 IRIS AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14224-4712 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Legal Description | MC-1286 SL-108 WINDERMERE GARDENS S/D 50 X 190.00 (FL-135/136) |
| Legal Block | 2 |
| Legal Lot Number | 43.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | WEST SENECA |
| Census Block Group | 3 |
| Census Block | 3018 |
| Census Tract | 11700 |
Source: Erie County and West Seneca Town records · APN 20-176-000
Assessment roll updated May 19, 2026 · Last verified May 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 3590 SENECA ST, BUFFALO, NY 14224-3436 |
| Owner Type | Company |
| Vesting | Company |
| Deed Names | Verified Name on Deed |
|---|---|
| Last Transfer Date | Dec 18, 2013 |
| Transfer Doc | 0112585804 |
| Record Updated | Jun 08, 2026 |
Source: Erie County and West Seneca Town records · Assessment roll updated May 19, 2026 · Last verified May 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | West Seneca Town |
| Unified School District | West Seneca Central School District (PK - 12) |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2025 | $3,176.00 (-48.27%) | $62,400 (-) Land $6,800 Building $55,600 | $260,000 (+4.17%) Land $28,333 Building $231,667 |
| 2024 | $6,140.00 (+7.46%) | $62,400 (-) Land $6,800 Building $55,600 | $249,600 (+4%) Land $27,200 Building $222,400 |
| 2023 | $62,400 Land $6,800 Building $55,600 | $240,000 Land $26,154 Building $213,846 | |
| 2019 | $5,714.00 |
Source: FEMA National Flood Hazard Layer, Erie County (36029C), updated November 20, 2024 · FEMA OpenFEMA NFIP redacted claims and policies, census block group 360290117003, refreshed September 2026 · USDA Forest Service Wildfire Risk to Communities, 2nd edition (2024), fuels as of 2020 · Last verified October 2026
| FEMA Flood Zone | Zone X |
|---|---|
| Special Flood Hazard Area | No |
| Flood Hazard | Minimal |
| 500-Year Floodplain | No |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 7 (1979–1987) |
| Most Recent Claim | Mar 1987, tidal / storm surge |
| Wildfire Risk | Low above 4% of the US · above 5% of New York |
|---|---|
| Wildfire Likelihood | Less than 1 in 10,000 per year |
| Exposure | Direct burnable vegetation at the parcel |
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.
Source: FCC Broadband Data Collection, availability as of December 31, 2025 · Published October 2026 · based on 319 locations within about half a mile of this property
| Provider | Technology | Download / Upload (Mbps) |
|---|---|---|
| Spectrum | Cable | 1,000 / 1,000 |
| Verizon | Fiber | 980 / 880 |
| Starlink | Satellite (low-earth orbit) | 280 / 30 |
May also be available at this address: T-Mobile USA. Availability varies by address; speeds are provider-advertised maximums, not measured.
5G and 4G LTE
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