Erie County and Lackawanna City property record for 45 Reed Ave, Buffalo, NY 14218
| Property Type | Duplex |
|---|---|
| Details | 2 bd · 2 ba · 1,685 sqft · built 1948 |
| Lot Size | 0.234 acres (10,160 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $58,600 (Jul 2004) |
| Tax Bill | $3,355 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 140900 142.31-2-10.1 |
| Primary APN | 140900 142.31-2-10.1 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,685 sqft Total Area |
| 1st Floor Area | 992 sqft |
| Upper Floors Area | 693 sqft |
| Year Built | Built 1948 |
|---|---|
| Effective Year Built | Effective 1948 |
| Architectural Style | Cape Cod |
| Exterior Material | Brick |
| Lot Area | 10,160 sqft (0.234 acres) |
| Lot Dimensions | 127 ft deep x 80 ft wide |
| Garage Type | Attached |
| Garage Area | 600 sqft |
| Parking Spaces | 2 Parking Spaces |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 3864 |
|---|---|
| Street Address | 45 REED AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14218-1618 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | MR |
| Legal Description | S/M FOR 92-93 ROLL MC 1052 L 11 & L12 |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 2 |
| Legal Lot Number | 10.100 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | LACKAWANNA |
| Census Block Group | 1 |
| Census Block | 1003 |
| Census Tract | 16200 |
Source: Erie County and Lackawanna City records, as of October 20, 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | 2 Individual Names on Record |
|---|---|
| Mailing Address | 45 REED AVE, BUFFALO, NY 14218-1618 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jul 23, 2004 · Amount on Record |
| Deed Sale | Jul 23, 2004 · Amount on Record |
| Prior Sale | Jul 23, 2004 · Amount on Record |
| Deed Document Number | 2004922 |
| Deed Book / Page | 11079 / 9768 |
| Prior Transfer Date | Apr 20, 2004 |
| Prior Transfer Doc | 0000000907 |
| Record Updated | Oct 29, 2026 |
Source: Erie County and Lackawanna City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Lackawanna City |
| Unified School District | Lackawanna City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $3,355.00 Homeowner's exemption Disabled Person's exemption Veteran's exemption | ||
| 2025 | $158,000 (-) Land $15,900 Building $142,100 | $246,875 (+23.44%) Land $24,844 Building $222,031 | |
| 2023 | Homeowner's exemption Disabled Person's exemption Veteran's exemption | $158,000 (-) Land $15,900 Building $142,100 | $200,000 (+13.9%) Land $20,127 Building $179,873 |
| 2022 | $158,000 Land $15,900 Building $142,100 | $175,600 Land $17,671 Building $157,929 | |
| 2021 | $1,152.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
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.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 97% of the US · lower than 96% 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 | 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 423 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 Fiber · Fixed Wireless in parts of the area | 980 / 880 |
| T-Mobile Fixed Wireless | 100 / 20 |
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