Erie County and Cheektowaga Town property record for 245 Michael Ave, Buffalo, NY 14212
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,150 sqft · built 1943 |
| Lot Size | 0.28 acres (12,197 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $5,322 (2026) |
| Deeds & Mortgages | Aug 2022 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 204-0172000 |
| Primary APN | 204-0172000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 1,150 sqft Living Area |
| 1st Floor Area | 575 sqft |
| 2nd Floor Area | 575 sqft |
| Year Built | Built 1943 |
|---|---|
| Effective Year Built | Effective 1943 |
| Architectural Style | Colonial |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 12,197 sqft (0.28 acres) |
| Lot Dimensions | 179 ft deep x 69 ft wide |
| Garage Type | Detached |
| Garage Area | 528 sqft |
| Parking Spaces | 2 Parking Spaces |
| Pool Type | In-Ground Vinyl Pool |
|---|---|
| Pool Area | 527 sqft |
| Porch | Slab |
| Porch Area | 550 sqft |
| Shed | 1 Shed |
| Shed Area | 90 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 204-0172000 |
|---|---|
| Street Address | 245 MICHAEL AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14212-2117 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | 02R |
| Legal Description | MC 1201-1275 SL 183 TO 18 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 3 |
| Legal Lot Number | 36.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | CHEEKTOWAGA |
| Census Block Group | 3 |
| Census Block | 3000 |
| Census Tract | 9900 |
245 Michael Ave is owned and occupied by two individuals who acquired it in February 2011.
Source: Erie County and Cheektowaga Town 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 | 2 Individual Names on File |
|---|---|
| Mailing Address | 245 MICHAEL AVE, BUFFALO, NY 14212-2117 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Feb 4, 2011 |
| Transfer Doc | 0111981153 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Aug 11, 2022 |
| Property Address | 245 MICHAEL AVE, BUFFALO, NY 14212-2117 |
| Document Number | 0114061126 |
| Book / Page | 11406 / 1126 |
| Instrument Date | Aug 10, 2022 |
| Instrument | 2022152838 |
| Transaction Type | Transfer |
| Record Updated | Feb 16, 2024 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 80 LACKAWANNA AVE, SLOAN, NY 14212-2108 |
| Name | Verified Name |
|---|---|
| Address | 80 LACKAWANNA AVE, SLOAN, NY 14212-2108 |
The 2026 property tax bill for 245 Michael Ave was $5,322, up 242.3% from the year before.
Source: Erie County and Cheektowaga Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | Cheektowaga Town |
| Municipality | Sloan Village |
| Unified School District | Cheektowaga-Sloan Union Free School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $5,322.00 (+242.25%) | ||
| 2025 | $1,555.00 (-71.28%) | $143,000 (-) Land $17,000 Building $126,000 | $190,667 (+6.67%) Land $22,667 Building $168,000 |
| 2024 | $5,415.00 | $143,000 (-) Land $17,000 Building $126,000 | $178,750 (+13.75%) Land $21,250 Building $157,500 |
| 2023 | $143,000 Land $17,000 Building $126,000 | $157,143 Land $18,681 Building $138,462 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 245 Michael Ave in Zone X, an area of minimal flood risk, though there have been 6 flood claims nearby since 1978.
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 Claims | 6 (1978–1997) |
| Most Recent Claim | Sep 1997 · river or lake flooding |
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 245 Michael 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 | ECWA DIRECT public/private · serves 313,380 people · EPA ID NY1400443 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Nov 2025 |
| Lead | 6 ppb (2025) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None 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 444 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| GoNetspeed Fiber | 2,000 / 2,000 |
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
May also be available: T-Mobile.
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