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235 Watson St, Buffalo, NY 14206 Property Records

Erie County and Buffalo City property record for 235 Watson St, Buffalo, NY 14206

Property Summary

Property TypeDuplex
Details6 bd · 2 ba · 2,434 sqft · built 1915
Lot Size0.076 acres (3,317 sqft)
OwnerIndividual Name on File
Last Sale$79,900 (Nov 2020)
Tax Bill$386 (2026)
Deeds & MortgagesNov 2020 Sale
Apr 2017 Sale
Flood ZoneZone X (minimal risk)
APN140200 111.58-5-45

Property Details

APN / Parcel Number

Primary APN140200 111.58-5-45
Alternative APNs
  • 02001115800005045000
  • 03060500

Interior

Bedrooms6 Beds
Full Baths2 Baths
Stories2 Stories
Building Area2,434 sqft Total Area
1st Floor Area1,204 sqft
2nd Floor Area1,230 sqft

Exterior

Year BuiltBuilt 1915
Effective Year BuiltEffective 1915
Architectural StyleTraditional
Exterior MaterialComposition/Composite
Lot Area3,317 sqft (0.076 acres)
Lot Dimensions107 ft deep x 31 ft wide
PorchSlab
Porch Area268 sqft

Utilities, Heating & Cooling

Heating SystemForced Air with A/C
Heating FuelOil
SewerMunicipal
Water SourceCommercial

Location & Zoning

Account Number03060500
Street Address235 WATSON ST
CityBUFFALO
StateNY
Zip14206-1535
Property CategoryResidential
Property TypeResidential > Multi-Unit > Duplex
Local Zoning CodeN-4-30
Legal Description387.14 N WILLIAM
Legal SubdivisionHOLLAND LAND COMPANYS SURVEY
Legal Block5
Legal Lot Number45.000
JurisdictionERIE NY
Township / Civil DivisionBUFFALO
Census Block Group3
Census Block3002
Census Tract1500

Owner

235 Watson St, a duplex, is owned by an individual who bought it in November 2020.

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 RecordIndividual Name on File
Mailing Address479 NIAGARA FALLS BLVD, BUFFALO, NY 14226-2804
Owner TypeIndividual

Deeds, Mortgages & Sale History

DateDocument
Nov 19, 2020Grant Deed, Transfer
ATTORNEY ONLY
Apr 5, 2017Grant Deed, Transfer

Assessor's Deed Record

Deed NamesName on Deed
Last SaleNov 19, 2020 · Amount on File
Deed SaleNov 19, 2020 · Amount on File
Prior SaleJun 29, 2016 · Amount on File
Deed Document Number2020199151
Deed Book / Page11369 / 7018
Record UpdatedOct 29, 2026

November 2020: Grant Deed, Transfer

Document TypeGrant Deed
JurisdictionERIE NY
Recording DateNov 19, 2020
Property Address235 WATSON ST, BUFFALO, NY 14206-1535
Document Number0113697018
Book / Page011369 / 007018
Instrument DateSep 8, 2020
Transaction TypeTransfer
Record UpdatedDec 18, 2020
Title CompanyATTORNEY ONLY

Transaction

AmountAmount on Record
Tax$80.00
Amount AccuracyConfirmed
Additional
  • Arm's Length
  • Multiple Parcels

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
Address460 E UTICA ST BUFFALO NY 142082103, BUFFALO, NY 14208-2103

April 2017: Grant Deed, Transfer

Document TypeGrant Deed
JurisdictionERIE NY
Recording DateApr 5, 2017
Property Address235 WATSON ST, BUFFALO, NY 14206-1535
Document Number0113115649
Book / Page011311 / 005649
Instrument DateApr 5, 2017
Transaction TypeTransfer
Record UpdatedSep 13, 2017

Transaction

AmountAmount on Record
Tax$50.00
Amount AccuracyConfirmed
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
RelationshipCompany
Address2307 BROADWAY ST BUFFALO NY 142122219, BUFFALO, NY 14212-2219

Tax Assessment & Valuation

The 2026 property tax bill for 235 Watson St was $386, down 56.1% from the year before.

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

Property Jurisdictions

TypeName
StateNew York
CountyErie County
MunicipalityBuffalo City
Unified School DistrictBuffalo City School District (PK - 12)

Tax Bill & Assessment History

YearTax BillAssessed ValueAssessed Market Value
2026$386.00 (-56.14%)
2025$880.00 (+158.06%)$117,000 (+457.14%) Land $10,000 Building $107,000$117,000 (+242.65%) Land $10,000 Building $107,000
2024$341.00 (+212.84%)$21,000 (-) Land $2,200 Building $18,800$34,146 (+13.82%) Land $3,577 Building $30,569
2023$109.00$21,000 Land $2,200 Building $18,800$30,000 Land $3,143 Building $26,857

Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.

Flood

FEMA maps place 235 Watson St in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective November 20, 2024

FEMA Flood ZoneZone X
minimal risk
Flood Insurance RequirementNot required
lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

Wildfire risk around 235 Watson St is low, with less than a 0.01% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire RiskLow
lower than 99.1% of the US · lower than 99.2% of New York
Wildfire LikelihoodUnder 0.01% annual chance
ExposureNone
beyond 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 SystemBUFFALO WATER AUTHORITY
serves 276,000 people · EPA ID NY1400422
Water SourceSurface water
Last State InspectionJul 2023
Lead3 ppb (2026)
action level 15 ppb

Violations Reported to EPA

Water QualityNone
last 10 years
Treatment and ProcedureNone
last 10 years
Monitoring and Reporting2
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 581 locations within half a mile, as of December 31, 2025

ProviderMax Down / Up (Mbps)
Spectrum
Cable · Fiber in parts of the area		1,000 / 1,000
Verizon
Fixed Wireless		300 / 20
Starlink
Satellite		280 / 30

May also be available: T-Mobile.

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