Erie County and Cheektowaga Town property record for 269 Michael Ave, Buffalo, NY 14212
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 940 sqft · built 1952 |
| Lot Size | 0.19 acres (8,276 sqft) |
| Owner | Individual Name on File |
| Last Sale | $165,000 (Sep 2025) |
| Tax Bill | $4,578 (2026) |
| Deeds & Mortgages | Sep 2025 Sale & Mortgage Jan 2017 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 204-0179000 |
| Primary APN | 204-0179000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 940 sqft Living Area |
| 1st Floor Area | 940 sqft |
| Year Built | Built 1952 |
|---|---|
| Effective Year Built | Effective 1952 |
| Architectural Style | Ranch |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 8,276 sqft (0.19 acres) |
| Lot Dimensions | 179 ft deep x 45 ft wide |
| Garage Type | Detached |
| Garage Area | 506 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 125 sqft |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 204-0179000 |
|---|---|
| Street Address | 269 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 192/191 |
| Legal Subdivision | BROADWAY HOMESITES SUBDIVISION |
| Legal Block | 3 |
| Legal Lot Number | 40.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | CHEEKTOWAGA |
| Census Block Group | 3 |
| Census Block | 3000 |
| Census Tract | 9900 |
269 Michael Ave is owned and occupied by an individual who bought it in September 2025.
Source: Erie County and Cheektowaga Town records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 269 MICHAEL AVE, BUFFALO, NY 14212-2117 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Individual(s) |
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 |
|---|---|
| Sep 25, 2025 | Warranty Deed, Transfer · Conventional Mortgage COMMUNITY BANK |
| Jan 4, 2017 | Quit Claim Deed, Transfer Quitclaim |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Sep 25, 2025 · Amount on File |
| Deed Sale | Sep 25, 2025 · Amount on File |
| Prior Sale | Feb 17, 2011 · Amount on File |
| Deed Document Number | 2025175608 |
| Deed Book / Page | 11451 / 842 |
| Prior Transfer Date | Dec 15, 2016 |
| Prior Transfer Doc | 0113075444 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 25, 2025 |
| Property Address | 269 MICHAEL AVE, SLOAN, NY 14212-2117 |
| Document Number | 0114510842 |
| Book / Page | 11451 / 842 |
| Instrument Date | Sep 8, 2025 |
| Instrument | 2025175608 |
| Transaction Type | Transfer |
| Record Updated | Apr 3, 2026 |
| Amount | Amount on Record |
|---|---|
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $660.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 82 DONCASTER RD, BUFFALO, NY 14217-2108 |
| Name | Verified Name |
|---|---|
| Address | 269 MICHAEL AVE, BUFFALO, NY 14212-2117 |
| Document Number | 0141753811 |
|---|---|
| Date | Sep 25, 2025 |
| Instrument | 14175/3811 |
| Name | COMMUNITY BANK |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Oct 1, 2055 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jan 4, 2017 |
| Property Address | 269 MICHAEL AVE, SLOAN, NY 14212-2117 |
| Document Number | 0113075444 |
| Book / Page | 011307 / 005444 |
| Instrument Date | Dec 15, 2016 |
| Transaction Type | Transfer |
| Record Updated | Aug 31, 2017 |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 264 CAYUGA CREEK RD CHEEKTOWAGA NY 142271708, CHEEKTOWAGA, NY 14227-1708 |
The 2026 property tax bill for 269 Michael Ave was $4,578 with exemptions applied, down 6.5% 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 | $4,578.00 (-6.48%) Homeowner's exemption Senior Citizen's exemption | ||
| 2025 | $4,895.00 (-7.71%) | $123,000 (-) Land $13,000 Building $110,000 | $164,000 (+6.67%) Land $17,333 Building $146,667 |
| 2024 | $5,304.00 Homeowner's exemption Senior Citizen's exemption | $123,000 (-) Land $13,000 Building $110,000 | $153,750 (+13.75%) Land $16,250 Building $137,500 |
| 2023 | Homeowner's exemption Senior Citizen's exemption | $123,000 Land $13,000 Building $110,000 | $135,165 Land $14,286 Building $120,879 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 269 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 269 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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