Erie County and Cheektowaga Town property record for 55 Abeles Ave, Buffalo, NY 14225
| Property Type | Duplex |
|---|---|
| Details | 6 bd · 2 ba · 2,366 sqft · built 1958 |
| Lot Size | 0.13 acres (5,663 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $290,000 (May 2024) |
| Tax Bill | $8,173 (2026) |
| Deeds & Mortgages | Jul 2022 Line of Credit May 2024 Sale & Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 143089 102.54-6-1 |
| Primary APN | 143089 102.54-6-1 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 6 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 2,366 sqft Total Area |
| 1st Floor Area | 1,352 sqft |
| Upper Floors Area | 1,014 sqft |
| Game Room | Game Room |
| Year Built | Built 1958 |
|---|---|
| Effective Year Built | Effective 1958 |
| Architectural Style | Other |
| Exterior Material | Brick |
| Lot Area | 5,663 sqft (0.13 acres) |
| Lot Dimensions | 105 ft deep x 55 ft wide |
| Garage Type | Attached |
| Garage Area | 396 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 280 sqft |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 006 0045000 |
|---|---|
| Street Address | 55 ABELES AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14225-4557 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | 02R |
| Legal Description | E COR VINCENT MC 1210 SL 104 105 |
| Legal Subdivision | THE HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 6 |
| Legal Lot Number | 1.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | CHEEKTOWAGA |
| Census Block Group | 1 |
| Census Block | 1008 |
| Census Tract | 10700 |
Source: Erie County and Cheektowaga Town records, as of October 20, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | 2 Individual Names on Record |
|---|---|
| Mailing Address | 55 ABELES AVE, BUFFALO, NY 14225-4557 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Date | Document |
|---|---|
| Jul 13, 2022 | Deed of Trust, Mortgage · Line of Credit CITIZENS BANK NA |
| May 23, 2024 | Warranty Deed, Transfer · Conventional Mortgage CROSSCOUNTRY MORTGAGE LLC |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | May 23, 2024 · Amount on Record |
| Deed Sale | May 23, 2024 · Amount on Record |
| Deed Document Number | 202483981 |
| Deed Book / Page | 11431 / 5154 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 55 ABELES AVE, BUFFALO, NY 14225-4557 |
| Transaction Type | Mortgage |
| Record Updated | Apr 13, 2026 |
| Title Company | ACCURATE GROUP, ACCURATE GROUP LLC |
| Name | Verified Name |
|---|---|
| Address | 55 ABELES AVE, BUFFALO, NY 14225-4557 |
| Document Number | 0140595817 |
|---|---|
| Date | Jul 13, 2022 |
| Book Page | 14059/5817 |
| Instrument | 2022132313 |
| Name | CITIZENS BANK NA |
|---|---|
| Type | Bank |
| Address | PROVIDENCE, RI 02903 |
| Type | Line of Credit |
|---|---|
| Amount | Amount Recorded |
| Term | 299 Months |
| Due | Jun 17, 2047 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | May 23, 2024 |
| Property Address | 55 ABELES AVE, BUFFALO, NY 14225-4557 |
| Document Number | 0114315154 |
| Book / Page | 11431 / 5154 |
| Instrument Date | May 16, 2024 |
| Instrument | 2024083981 |
| Transaction Type | Transfer |
| Record Updated | Apr 13, 2026 |
| Title Company | FIRST AMERICAN TITLE, FIRST AMERICAN MORTGAGE SLN |
| Amount | Amount Recorded |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,160.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 55 ABELES AVE, CHEEKTOWAGA, NY 14225-4557 |
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants with Right of Survivorship |
| Address | 460 E UTICA ST, BUFFALO, NY 14208-2103 |
| Document Number | 0141266925 |
|---|---|
| Date | May 23, 2024 |
| Instrument | 14126/6925 |
| Name | CROSSCOUNTRY MORTGAGE LLC |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 361 Months |
| Due | Jun 1, 2054 |
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 | $8,173.00 (+107.75%) | ||
| 2025 | $3,934.00 (-40.98%) | $207,000 (-) Land $12,800 Building $194,200 | $276,000 (+6.67%) Land $17,067 Building $258,933 |
| 2024 | $6,666.00 Homeowner's exemption | $207,000 (-) Land $12,800 Building $194,200 | $258,750 (+13.75%) Land $16,000 Building $242,750 |
| 2023 | Homeowner's exemption | $207,000 Land $12,800 Building $194,200 | $227,473 Land $14,066 Building $213,407 |
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 · 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 | 3 in force |
| Nearby Flood Claims | 8 (1978–2010) |
| Claims Outside the SFHA | 3 of 8 |
| Most Recent Claim | Jun 2010 · rainfall accumulation |
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.
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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