Erie County and Cheektowaga Town property record for 45 Abeles Ave, Buffalo, NY 14225
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,396 sqft · built 1955 |
| Lot Size | 0.19 acres (8,276 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $294,500 (Mar 2025) |
| Tax Bill | $6,592 (2026) |
| Deeds & Mortgages | May 2022 Line of Credit Feb 2020 Line of Credit |
| Flood Zone | Zone X (minimal risk) |
| APN | 143089 102.54-4-7 |
| Primary APN | 143089 102.54-4-7 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,396 sqft Living Area |
| 1st Floor Area | 1,396 sqft |
| Year Built | Built 1955 |
|---|---|
| Effective Year Built | Effective 1955 |
| Architectural Style | Ranch |
| Exterior Material | Brick |
| Lot Area | 8,276 sqft (0.19 acres) |
| Lot Dimensions | 105 ft deep x 80 ft wide |
| Garage Type | Attached |
| Garage Area | 210 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 246 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 006 0043000 |
|---|---|
| Street Address | 45 ABELES AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14225-4501 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | 02R |
| Legal Description | W COR VINCENT MC 1210 SL 102 103 |
| Legal Subdivision | HARLEM PARK SUBDIVISION |
| Legal Block | 4 |
| Legal Lot Number | 7.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | CHEEKTOWAGA |
| Census Block Group | 3 |
| Census Block | 3010 |
| Census Tract | 10700 |
45 Abeles Ave is owned and occupied by two individuals who bought it in March 2025.
Source: Erie County and Cheektowaga Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 45 ABELES AVE, BUFFALO, NY 14225-4501 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Husband and Wife |
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 |
|---|---|
| May 31, 2022 | Deed of Trust, Mortgage · Line of Credit US BANK NA |
| Feb 28, 2020 | Deed of Trust, Mortgage · Line of Credit CITIZENS BANK NA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Mar 27, 2025 · Amount on File |
| Deed Sale | Mar 27, 2025 · Amount on File |
| Prior Sale | Nov 19, 2012 · Amount on File |
| Deed Document Number | 202555891 |
| Deed Book / Page | 11443 / 7462 |
| Prior Transfer Date | Nov 19, 2010 |
| Prior Transfer Doc | 0111922735 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 45 ABELES AVE, CHEEKTOWAGA, NY 14225-4501 |
| Transaction Type | Mortgage |
| Record Updated | Jul 12, 2022 |
| Title Company | RADIAN SETTLEMENT SVCS INC |
| Name | Verified Name |
|---|---|
| Address | 45 ABELES AVE, CHEEKTOWAGA, NY 14225-4501 |
| Document Number | 0140541462 |
|---|---|
| Date | May 31, 2022 |
| Book Page | 14054/1462 |
| Instrument | 2022104438 |
| Name | US BANK NA |
|---|---|
| Type | Bank |
| Address | CINCINNATI, OH 45202 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 357 Months |
| Due | Feb 19, 2052 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 45 ABELES AVE, CHEEKTOWAGA, NY 14225-4501 |
| Transaction Type | Mortgage |
| Record Updated | Sep 16, 2021 |
| Title Company | ACCURATE EQUITY GROUP |
| Name | Verified Name |
|---|
| Document Number | 0139316738 |
|---|---|
| Date | Feb 28, 2020 |
| Book Page | 13931/6738 |
| Instrument | 2020046559 |
| Name | CITIZENS BANK NA |
|---|---|
| Type | Bank |
| Address | PROVIDENCE, RI 02903 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 300 Months |
| Due | Feb 6, 2045 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
The 2026 property tax bill for 45 Abeles Ave was $6,592, up 115.4% 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 |
| Unified School District | Cheektowaga Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $6,592.00 (+115.42%) | ||
| 2025 | $3,060.00 (-42.8%) | $173,000 (-) Land $15,300 Building $157,700 | $230,667 (+6.67%) Land $20,400 Building $210,267 |
| 2024 | $5,350.00 | $173,000 (-) Land $15,300 Building $157,700 | $216,250 (+13.75%) Land $19,125 Building $197,125 |
| 2023 | $173,000 Land $15,300 Building $157,700 | $190,110 Land $16,813 Building $173,297 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 45 Abeles Ave in Zone X, an area of minimal flood risk, though there have been 11 flood claims nearby since 1979.
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 Policies | 9 in force |
| Nearby Flood Claims | 11 (1979–2017) |
| Claims Outside the SFHA | 5 of 11 |
| Most Recent Claim | Jul 2017 · other causes |
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 45 Abeles 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 613 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 |
| T-Mobile Fixed Wireless | 100 / 20 |
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