189 Hughes Ave, Buffalo, NY 14208 Property Records

Erie County and Buffalo City property record for 189 Hughes Ave, Buffalo, NY 14208

Property Summary

Property Type	Duplex
Details	6 bd · 2 ba · 2,953 sqft · built 1920
Lot Size	0.094 acres (4,080 sqft)
Owner	Individual Name on File
Last Sale	$345,000 (Apr 2026)
Tax Bill	$892 (2026)
Deeds & Mortgages	Apr 2026 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`140200 89.75-8-12`

Property Details

APN / Parcel Number

Primary APN	`140200 89.75-8-12`
Alternative APNs	`02000897500008012000` `05962100`

Interior

Bedrooms	6 Beds
Full Baths	2 Baths
Stories	2 Stories
Building Area	2,953 sqft Total Area
1st Floor Area	1,470 sqft
2nd Floor Area	1,483 sqft

Exterior

Year Built	Built 1920
Effective Year Built	Effective 1920
Architectural Style	Traditional
Exterior Material	Wood
Lot Area	4,080 sqft (0.094 acres)
Lot Dimensions	120 ft deep x 34 ft wide
Garage Type	Detached
Garage Area	380 sqft
Parking Spaces	1 Parking Space
Porch	Slab
Porch Area	355 sqft

Utilities, Heating & Cooling

Heating System	Forced Air with A/C
Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Account Number	05962100
Street Address	189 HUGHES AVE
City	BUFFALO
State	NY
Zip	14208-1048
Property Category	Residential
Property Type	Residential > Multi-Unit > Duplex
Local Zoning Code	N-3R
Legal Description	198.68 W OAKGROVE
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	8
Legal Lot Number	12.000
Jurisdiction	ERIE NY
Township / Civil Division	BUFFALO
Census Block Group	2
Census Block	2007
Census Tract	5202

Owner

189 Hughes Ave, a duplex, is owned and occupied by an individual who bought it in April 2026.

Source: Erie County and Buffalo City records, as of October 20, 2026

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	Individual Name on File
Mailing Address	189 HUGHES AVE, BUFFALO, NY 14208-1048
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Individual(s)

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Apr 1, 2026 · Amount on File
Deed Sale	Apr 1, 2026 · Amount on File
Prior Sale	Jan 8, 2025 · Amount on File
Deed Document Number	20262026060597
Deed Book / Page	11459 / 1067
Record Updated	Oct 29, 2026

April 2026: Deed, Transfer

Document Type	Deed
Jurisdiction	ERIE NY
Recording Date	Apr 1, 2026
Property Address	189 HUGHES AVE, BUFFALO, NY 14208-1048
Document Number	0114591067
Book / Page	11459 / 1067
Instrument Date	Mar 24, 2026
Instrument	202660597
Transaction Type	Transfer
Record Updated	Oct 23, 2026

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$139,380.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	189 HUGHES AVE, BUFFALO, NY 14208-1048

Mortgage

Date	Apr 1, 2026

Lender

Name	UNITED WHOLESALE MORTGAGE

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	Apr 1, 2056

Interest

Max Rate	-1%

Tax Assessment & Valuation

The 2026 property tax bill for 189 Hughes Ave was $892 with a homeowner's exemption, down 66.3% from the year before.

Source: Erie County and Buffalo City assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
Municipality	Buffalo City
Unified School District	Buffalo City School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$892.00 (-66.34%) Homeowner's exemption
2025	$2,650.00 (+2.63%)	$270,000 (+69.81%) Land $31,000 Building $239,000	$270,000 (+4.43%) Land $31,000 Building $239,000
2024	$2,582.00 (+212.59%) Homeowner's exemption	$159,000 (-) Land $19,400 Building $139,600	$258,537 (+13.82%) Land $31,545 Building $226,992
2023	$826.00 Homeowner's exemption	$159,000 Land $19,400 Building $139,600	$227,143 Land $27,714 Building $199,429

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

FEMA maps place 189 Hughes 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.

Wildfire

The area around 189 Hughes 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.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 849 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