Erie County and Buffalo City property record for 269 Watson St, Buffalo, NY 14206
| Property Type | Duplex |
|---|---|
| Details | 6 bd · 2 ba · 2,320 sqft · built 1880 |
| Lot Size | 0.074 acres (3,210 sqft) |
| Owner | Individual Name on File |
| Last Sale | $1,500 (Jan 2006) |
| Tax Bill | $363 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 111.58-5-56 |
| Primary APN | 140200 111.58-5-56 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 6 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 2 Stories |
| Building Area | 2,320 sqft Total Area |
| 1st Floor Area | 1,160 sqft |
| 2nd Floor Area | 1,160 sqft |
| Year Built | Built 1880 |
|---|---|
| Effective Year Built | Effective 1880 |
| Architectural Style | Traditional |
| Exterior Material | Aluminum/Vinyl |
| Foundation Type | Raised |
| Lot Area | 3,210 sqft (0.074 acres) |
| Lot Dimensions | 107 ft deep x 30 ft wide |
| Garage Type | Detached |
| Garage Area | 576 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
|---|---|
| Porch Area | 240 sqft |
| Shed | 1 Shed |
| Shed Area | 80 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 03061600 |
|---|---|
| Street Address | 269 WATSON ST |
| City | BUFFALO |
| State | NY |
| Zip | 14206-1535 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | N-4-30 |
| Legal Description | 15O. S PECKHAM |
| Legal Block | 5 |
| Legal Lot Number | 56.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 3 |
| Census Block | 3002 |
| Census Tract | 1500 |
269 Watson St, a duplex, is owned and occupied by an individual who bought it in January 2006.
Source: Erie County and Buffalo City records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 269 WATSON ST, BUFFALO, NY 14206-1535 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jan 17, 2006 · Amount on File |
| Deed Sale | Jan 17, 2006 · Amount on File |
| Deed Document Number | 200611426 |
| Deed Book / Page | 11108 / 1034 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 269 Watson St was $363 with a homeowner's exemption, down 57.9% from the year before.
Source: Erie County and Buffalo City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Buffalo City |
| Unified School District | Buffalo City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $363.00 (-57.89%) Homeowner's exemption | ||
| 2025 | $862.00 (+104.27%) | $110,000 (+323.08%) Land $10,000 Building $100,000 | $110,000 (+160.19%) Land $10,000 Building $100,000 |
| 2024 | $422.00 (+212.59%) Homeowner's exemption | $26,000 (-) Land $2,200 Building $23,800 | $42,276 (+13.82%) Land $3,577 Building $38,699 |
| 2023 | $135.00 Homeowner's exemption | $26,000 Land $2,200 Building $23,800 | $37,143 Land $3,143 Building $34,000 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 269 Watson St 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 risk around 269 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 Risk | Low lower than 99.1% of the US · lower than 99.2% of New York |
|---|---|
| Wildfire Likelihood | Under 0.01% annual chance |
| Exposure | None beyond 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 | 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 |
| 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.
Source: FCC Broadband Data Collection, based on 581 locations within half a mile, as of December 31, 2025
| Provider | Max 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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