45 Ava Ln, Buffalo, NY 14221 Property Records

Erie County and Amherst Town property record for 45 Ava Ln, Buffalo, NY 14221

Property Summary

Property Type	Single Family Home
Details	3 bd · 1.5 ba · 1,540 sqft · built 1958
Lot Size	0.186 acres (8,064 sqft)
Owner	2 Individual Names on File
Last Sale	$230,000 (Aug 2020)
Tax Bill	$5,720 (2026)
Deeds & Mortgages	Aug 2020 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`142289 55.17-4-33`

Property Details

APN / Parcel Number

Primary APN	`142289 55.17-4-33`
Alternative APN	`22890551700004033000`

Interior

Bedrooms	3 Beds
Full Baths	1.5 Baths
Half Baths	1 Half Bath
Stories	2 Stories
Building Area	1,540 sqft Living Area
1st Floor Area	756 sqft
2nd Floor Area	784 sqft

Exterior

Year Built	Built 1958
Effective Year Built	Effective 1958
Architectural Style	Colonial
Exterior Material	Aluminum/Vinyl
Lot Area	8,064 sqft (0.186 acres)
Lot Dimensions	125 ft deep x 64 ft wide
Garage Type	Attached
Garage Area	525 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central
Heating Fuel	Gas
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Street Address	45 AVA LN
City	BUFFALO
State	NY
Zip	14221-3034
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	2062 49
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	4
Legal Lot Number	33.000
Jurisdiction	ERIE NY
Township / Civil Division	AMHERST
Census Block Group	2
Census Block	2008
Census Tract	9109

Owner

45 Ava Ln is owned and occupied by two individuals who bought it in August 2020.

Source: Erie County and Amherst Town records, as of October 20, 2026

Owner of Record	2 Individual Names on File
Mailing Address	45 AVA LN, BUFFALO, NY 14221-3034
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.

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Aug 12, 2020 · Amount on File
Deed Sale	Aug 12, 2020 · Amount on File
Deed Document Number	2020133109
Deed Book / Page	11364 / 3224
Record Updated	Oct 29, 2026

August 2020: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Aug 12, 2020
Property Address	45 AVA LN, WILLIAMSVILLE, NY 14221-3034
Document Number	0113643224
Book / Page	11364 / 3224
Instrument Date	Aug 6, 2020
Instrument	2020133109
Transaction Type	Transfer
Record Updated	Apr 14, 2022

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$920.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	45 AVA LN, 45, WILLIAMSVILLE, NY 14221-3034

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	18 LEXINGTON AVE APT 2A, 2A, BUFFALO, NY 14222-1828

Mortgage

Document Number	0013951720
Date	Aug 12, 2020
Instrument	13951/720

Lender

Name	HSBC BANK USA
Type	Bank

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Sep 1, 2050

Tax Assessment & Valuation

The 2026 property tax bill for 45 Ava Ln was $5,720, up 103.6% from the year before.

Source: Erie County and Amherst Town assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
County Subdivision	Amherst Town
Unified School District	Sweet Home Central School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$5,720.00 (+103.63%)
2025	$2,809.00 (-60.9%)	$301,000 (-) Land $48,000 Building $253,000	$304,000 (+1%) Land $48,478 Building $255,522
2024	$7,185.00	$301,000 (+76.02%) Land $48,000 Building $253,000	$301,000 (+9.13%) Land $48,000 Building $253,000
2023		$171,000 Land $20,800 Building $150,200	$275,806 Land $33,548 Building $242,258
2019	$4,125.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 45 Ava Ln in Zone X, an area of minimal flood risk, though there have been 9 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
Community Rating System	Class 8 (10% premium discount)
Nearby Flood Policies	1 in force
Nearby Flood Claims	9 (1979–1985)
Most Recent Claim	Feb 1985 · 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.

Wildfire

Wildfire risk around 45 Ava Ln 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 98% of the US · lower than 97.9% 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.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	ECWA AMHERST serves 92,697 people · EPA ID NY1400399
Water Source	Purchased surface water from ECWA DIRECT
Last State Inspection	Nov 2025
Lead	10 ppb (2020–2022) action level 15 ppb

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 529 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000
Verizon Fiber · Fixed Wireless in parts of the area	980 / 880