71 Brandel Ave, Lancaster, NY 14086 Property Records

Erie County and Lancaster Town property record for 71 Brandel Ave, Lancaster, NY 14086

Property Summary

Property Type	Duplex
Details	4 bd · 2 ba · 1,884 sqft · built 1880
Lot Size	0.185 acres (8,050 sqft)
Owner	Company Name on File
Last Sale	$74,000 (Feb 2021)
Tax Bill	$3,788 (2026)
Deeds & Mortgages	Feb 2021 Sale
Flood Zone	Zone X (minimal risk)
APN	`145203 104.16-3-3`

Property Details

APN / Parcel Number

Primary APN	`145203 104.16-3-3`
Alternative APN	`52031041600003003000`

Interior

Bedrooms	4 Beds
Full Baths	2 Baths
Total Rooms	8 Rooms
Stories	2 Stories
Building Area	1,884 sqft Total Area
1st Floor Area	942 sqft
2nd Floor Area	942 sqft

Exterior

Year Built	Built 1880
Effective Year Built	Effective 1880
Architectural Style	Traditional
Exterior Material	Wood
Lot Area	8,050 sqft (0.185 acres)
Lot Dimensions	115 ft deep x 70 ft wide
Garage Type	Detached
Garage Area	378 sqft
Parking Spaces	1 Parking Space
Porch	Slab

Utilities, Heating & Cooling

Heating System	Forced Air with A/C
Heating Fuel	Gas
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Street Address	71 BRANDEL AVE
City	LANCASTER
State	NY
Zip	14086-1925
Property Category	Residential
Property Type	Residential > Multi-Unit > Duplex
Legal Description	SC 7 476 63 64 70 X 115
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	3
Legal Lot Number	3.000
Jurisdiction	ERIE NY
Township / Civil Division	LANCASTER
Census Block Group	2
Census Block	2015
Census Tract	14400

Owner

71 Brandel Ave, a duplex, is owned by a company that bought it in February 2021.

Source: Erie County and Lancaster 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	Company Name on File
Mailing Address	5 MATTHEWS DR, LANCASTER, NY 14086-1313
Owner Type	Company
Vesting	Limited Liability Company

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Feb 5, 2021 · Amount on File
Deed Sale	Feb 5, 2021 · Amount on File
Deed Document Number	20212021022900
Deed Book / Page	11374 / 462
Record Updated	Oct 29, 2026

February 2021: Executor's Deed, Transfer

Document Type	Executor's Deed
Jurisdiction	ERIE NY
Recording Date	Feb 5, 2021
Property Address	71 BRANDEL AVE, LANCASTER, NY 14086-1925
Document Number	0113740462
Book / Page	11374 / 462
Instrument Date	Jan 20, 2021
Instrument	2021022900
Transaction Type	Transfer
Record Updated	Apr 5, 2024

Transaction

Amount	Amount on Record
Tax	$296.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name
Address	20 LOMBARDY ST, LANCASTER, NY 14086-2613

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	5 MATTHEWS DR, LANCASTER, NY 14086-1313

Tax Assessment & Valuation

The 2026 property tax bill for 71 Brandel Ave was $3,788, up 113.8% from the year before.

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

Property Jurisdictions

Type	Name
State	New York
County	Erie County
County Subdivision	Lancaster Town
Municipality	Lancaster Village
Unified School District	Lancaster Central School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$3,788.00 (+113.77%)
2025	$1,772.00 (-50.85%)	$85,000 (-) Land $27,700 Building $57,300	$132,813 (+12.46%) Land $43,281 Building $89,532
2024	$3,605.00	$85,000 (-) Land $27,700 Building $57,300	$118,100 (+4.24%) Land $38,487 Building $79,613
2023		$85,000 Land $27,700 Building $57,300	$113,300 Land $36,922 Building $76,378

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

Flood

FEMA maps place 71 Brandel Ave in Zone X, an area of minimal flood risk, though there have been 1 flood claim 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
Nearby Flood Claims	1 (1979)
Most Recent Claim	Apr 1979 · tidal / storm surge

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 71 Brandel Ave 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 95% of the US · lower than 94% of New York
Wildfire Likelihood	Under 0.01% annual chance
Exposure	Direct burnable vegetation

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 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

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 155 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
Starlink Satellite	280 / 30
T-Mobile Fixed Wireless	100 / 20