Erie County and Tonawanda Town property record for 54 Washington Ave, Buffalo, NY 14217
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,320 sqft · built 1925 |
| Lot Size | 0.099 acres (4,320 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $7,484 (2026) |
| Deeds & Mortgages | Nov 2017 Mortgage Nov 2017 Loan Modification |
| Flood Zone | Zone X (minimal risk) |
| APN | 146401 66.78-2-8 |
| Primary APN | 146401 66.78-2-8 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 6 Rooms |
| Stories | 2 Stories |
| Building Area | 1,320 sqft Living Area |
| 1st Floor Area | 660 sqft |
| 2nd Floor Area | 660 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1925 |
|---|---|
| Effective Year Built | Effective 1925 |
| Architectural Style | Traditional |
| Exterior Material | Wood |
| Lot Area | 4,320 sqft (0.099 acres) |
| Lot Dimensions | 107 ft deep x 40 ft wide |
| Garage Type | Detached |
| Garage Area | 396 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 126 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 209 0384000 |
|---|---|
| Street Address | 54 WASHINGTON AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14217-1906 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | 02 - SINGL |
| Legal Description | 517 W DELAWARE AVE 448BL F 10 40 X 107 |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 2 |
| Legal Lot Number | 8.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | TONAWANDA |
| Census Block Group | 3 |
| Census Block | 3004 |
| Census Tract | 8700 |
54 Washington Ave is owned and occupied by two individuals.
Source: Erie County and Tonawanda Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 54 WASHINGTON AVE, BUFFALO, NY 14217-1906 |
| 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.
| Date | Document |
|---|---|
| Nov 21, 2017 | Deed of Trust, Mortgage · Conventional Mortgage M&T BK |
| Nov 9, 2017 | Loan Modification, Mortgage · Conventional Mortgage MANUFACTURERS & TRADERS TR |
| Deed Names | 2 Names on Deed |
|---|---|
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 54 WASHINGTON AVE, BUFFALO, NY 14217-1906 |
| Document Number | 0138381140 |
| Book / Page | 013838 / 001140 |
| Instrument Date | Nov 21, 2017 |
| Transaction Type | Mortgage |
| Record Updated | Jan 3, 2018 |
| Name | Verified Name |
|---|---|
| Address | 54 WASHINGTON AVE KENMORE NY 142171906, KENMORE, NY 14217-1906 |
| Document Number | 0138381140 |
|---|---|
| Date | Dec 6, 2017 |
| Book Page | 013838/001140 |
| Name | M&T BK |
|---|---|
| Type | Bank |
| Address | BUFFALO, NY 14203 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 120 Months |
| Due | Dec 5, 2027 |
| Document Type | Loan Modification |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 54 WASHINGTON AVE, BUFFALO, NY 14217-1906 |
| Document Number | 0113224893 |
| Book / Page | 011322 / 004893 |
| Instrument Date | Nov 9, 2017 |
| Transaction Type | Mortgage |
| Record Updated | Jan 4, 2018 |
| Name | Verified Name |
|---|---|
| Address | 54 WASHINGTON AVE KENMORE NY 142171906, KENMORE, NY 14217-1906 |
| Document Number | 0113224893 |
|---|---|
| Date | Dec 6, 2017 |
| Book Page | 011322/004893 |
| Name | MANUFACTURERS & TRADERS TR |
|---|---|
| Address | BUFFALO, NY 14203 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
The 2026 property tax bill for 54 Washington Ave was $7,484 with exemptions applied, up 14.7% from the year before.
Source: Erie County and Tonawanda Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | Tonawanda Town |
| Municipality | Kenmore Village |
| Unified School District | Kenmore-Tonawanda Union Free School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $7,484.00 (+14.68%) Homeowner's exemption Veteran's exemption | ||
| 2025 | $6,526.00 (+567.28%) | $46,200 (-) Land $6,800 Building $39,400 | $220,000 (+9.52%) Land $32,381 Building $187,619 |
| 2024 | $978.00 Homeowner's exemption Veteran's exemption | $46,200 (-) Land $6,800 Building $39,400 | $200,870 (+4.35%) Land $29,565 Building $171,305 |
| 2023 | Homeowner's exemption Veteran's exemption | $46,200 Land $6,800 Building $39,400 | $192,500 Land $28,333 Building $164,167 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 54 Washington Ave in Zone X, an area of minimal flood risk.
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 | 1 in force |
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 54 Washington 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 | KENMORE VILLAGE serves 15,423 people · EPA ID NY1410142 |
|---|---|
| Water Source | Purchased surface water from TONAWANDA, TOWN WATER DEPT. |
| Lead | 2 ppb (2022–2024) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | 1 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 1,170 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 |
May also be available: Frontier.
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