Erie County and Cheektowaga Town property record for 56 Pheasant Ln, Buffalo, NY 14227
| Property Type | Duplex |
|---|---|
| Details | 6 bd · 3 ba · 2,958 sqft · built 1970 |
| Lot Size | 0.19 acres (8,276 sqft) |
| Owner | Company Name on File |
| Last Sale | $300,000 (Dec 2025) |
| Tax Bill | $6,609 (2026) |
| Deeds & Mortgages | Dec 2025 Sale & Mortgage Oct 2019 Sale & Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 143089 125.11-7-13 |
| Primary APN | 143089 125.11-7-13 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 6 Beds |
|---|---|
| Full Baths | 3 Baths |
| Stories | 2 Stories |
| Building Area | 2,958 sqft Total Area |
| 1st Floor Area | 1,360 sqft |
| 2nd Floor Area | 1,598 sqft |
| Year Built | Built 1970 |
|---|---|
| Effective Year Built | Effective 1970 |
| Architectural Style | Other |
| Exterior Material | Brick |
| Lot Area | 8,276 sqft (0.19 acres) |
| Lot Dimensions | 138 ft deep x 60 ft wide |
| Garage Type | Attached |
| Garage Area | 209 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 102 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 044 0700000 |
|---|---|
| Street Address | 56 PHEASANT LN |
| City | BUFFALO |
| State | NY |
| Zip | 14227-3712 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | 02R |
| Legal Description | MC 2272 SL 23 |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 7 |
| Legal Lot Number | 13.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | CHEEKTOWAGA |
| Census Block Group | 4 |
| Census Block | 4000 |
| Census Tract | 10807 |
56 Pheasant Ln, a duplex, is owned by a company that bought it in December 2025.
Source: Erie County and Cheektowaga Town records, as of October 20, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 1716 LAKEVIEW RD, LAKE VIEW, NY 14085-9706 |
| Owner Type | Company |
| Vesting | Limited Liability Company |
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 |
|---|---|
| Dec 31, 2025 | Quit Claim Deed, Transfer · Seller Carry-Back JAMES DINGELDEY |
| Oct 25, 2019 | Warranty Deed, Transfer · Conventional Mortgage LAWRENCE R SCHWACH |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Dec 31, 2025 · Amount on File |
| Deed Sale | Dec 31, 2025 · Amount on File |
| Deed Document Number | 2025236708 |
| Deed Book / Page | 11455 / 3347 |
| Prior Transfer Date | Dec 19, 2025 |
| Prior Transfer Doc | 0114553347 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Dec 31, 2025 |
| Property Address | 56 PHEASANT LN, CHEEKTOWAGA, NY 14227-3712 |
| Document Number | 0114553347 |
| Book / Page | 11455 / 3347 |
| Instrument Date | Dec 19, 2025 |
| Instrument | 2025236708 |
| Transaction Type | Transfer |
| Record Updated | Feb 16, 2026 |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,200.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 6666 LAKE SHORE RD, DERBY, NY 14047-9738 |
| Name | Verified Name |
|---|---|
| Address | 1716 LAKEVIEW RD, LAKE VIEW, NY 14085-9706 |
| Document Number | 0141857338 |
|---|---|
| Date | Dec 31, 2025 |
| Instrument | 14185/7338 |
| Name | JAMES DINGELDEY |
|---|---|
| Type | Seller |
| Type | Seller Carry-Back |
|---|---|
| Amount | Amount on Record |
| Term | 122 Months |
| Due | Feb 1, 2036 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Oct 25, 2019 |
| Property Address | 56 PHEASANT LN, CHEEKTOWAGA, NY 14227-3712 |
| Document Number | 0113517200 |
| Book / Page | 011351 / 007200 |
| Instrument Date | Oct 21, 2019 |
| Transaction Type | Transfer |
| Record Updated | Nov 21, 2019 |
| Title Company | CHICAGO TITLE COMPANY, CHICAGO TITLE INS CO |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $420.00 |
| Amount Accuracy | Confirmed |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 781 BENNETT RD ANGOLA NY 140068834, ANGOLA, NY 14006-8834 |
| Document Number | 139162524 |
|---|---|
| Date | Oct 25, 2019 |
| Book Page | 013916/002524 |
| Name | LAWRENCE R SCHWACH |
|---|---|
| Address | 43 COURT ST # 822B, BUFFALO, NY 14202-3101 |
| Special Notes | Seller Financed |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 120 Months |
| Due | Oct 24, 2029 |
The 2026 property tax bill for 56 Pheasant Ln was $6,609, up 89.2% 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 | West Seneca Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $6,609.00 (+89.21%) | ||
| 2025 | $3,493.00 (-43.56%) | $195,000 (-) Land $21,900 Building $173,100 | $260,000 (+6.67%) Land $29,200 Building $230,800 |
| 2024 | $6,189.00 | $195,000 (-) Land $21,900 Building $173,100 | $243,750 (+13.75%) Land $27,375 Building $216,375 |
| 2023 | $195,000 Land $21,900 Building $173,100 | $214,286 Land $24,066 Building $190,220 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 56 Pheasant Ln in Zone X, an area of minimal flood risk.
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.
Wildfire risk around 56 Pheasant 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.
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 295 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Greenlight Networks Fiber | 10,000 / 10,000 |
| Spectrum Cable | 1,000 / 1,000 |
| Verizon Fixed Wireless · Fiber in parts of the area | 300 / 20 |
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