82 Royal Ave, Buffalo, NY 14207 Property Records

Erie County and Buffalo City property record for 82 Royal Ave, Buffalo, NY 14207

Property Summary

Property Type	Duplex
Details	6 bd · 2 ba · 2,382 sqft · built 1900
Lot Size	0.076 acres (3,300 sqft)
Owner	Individual Name on File
Last Sale	$205,000 (Aug 2024)
Tax Bill	$578 (2026)
Deeds & Mortgages	Nov 2017 Sale Mar 2017 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`140200 77.56-2-39`

Property Details

APN / Parcel Number

Primary APN	`140200 77.56-2-39`
Alternative APNs	`02000775600002039000` `05334800`

Interior

Bedrooms	6 Beds
Full Baths	2 Baths
Total Rooms	14 Rooms
Stories	2 Stories
Building Area	2,382 sqft Total Area
1st Floor Area	1,046 sqft
2nd Floor Area	1,026 sqft
Attic	Attic
Attic Area	310 sqft

Exterior

Year Built	Built 1900
Effective Year Built	Effective 1900
Architectural Style	Traditional
Exterior Material	Composition/Composite
Lot Area	3,300 sqft (0.076 acres)
Lot Dimensions	110 ft deep x 30 ft wide
Porch	Slab
Porch Area	327 sqft

Utilities, Heating & Cooling

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

Location & Zoning

Account Number	05334800
Street Address	82 ROYAL AVE
City	BUFFALO
State	NY
Zip	14207-1409
Property Category	Residential
Property Type	Residential > Multi-Unit > Duplex
Local Zoning Code	N-3R
Legal Description	278.65 W TONAWANDA
Legal Subdivision	JONES TRACT
Legal Block	2
Legal Lot Number	39.000
Jurisdiction	ERIE NY
Township / Civil Division	BUFFALO
Census Block Group	2
Census Block	2003
Census Tract	5802

Owner

82 Royal Ave, a duplex, is owned and occupied by an individual who bought it in August 2024.

Source: Erie County and Buffalo City 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	Individual Name on File
Mailing Address	82 ROYAL AVE, BUFFALO, NY 14207-1409
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
Nov 17, 2017	Deed, Transfer
Mar 10, 2017	Grant Deed, Transfer · Conventional with PMI SAM GIKAS

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Aug 6, 2024 · Amount on File
Deed Sale	Aug 6, 2024 · Amount on File
Prior Sale	Nov 17, 2017 · Amount on File
Deed Document Number	20242024130411
Deed Book / Page	11434 / 3686
Record Updated	Oct 29, 2026

November 2017: Deed, Transfer

Document Type	Deed
Jurisdiction	ERIE NY
Recording Date	Nov 17, 2017
Property Address	82 ROYAL AVE, BUFFALO, NY 14207-1409
Document Number	0113217443
Book / Page	11321 / 7443
Instrument Date	Oct 28, 2017
Instrument	2017233637
Transaction Type	Transfer
Record Updated	Aug 19, 2022

Transaction

Amount	Amount on Record
Tax	$810.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	117 MCKINLEY AVE, 117, BUFFALO, NY 14217-2462

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	160 AUBURN AVE, BUFFALO, NY 14213-1516

March 2017: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	ERIE NY
Recording Date	Mar 10, 2017
Property Address	82 ROYAL AVE, BUFFALO, NY 14207-1409
Document Number	0113104611
Book / Page	011310 / 004611
Instrument Date	Sep 21, 2016
Transaction Type	Transfer
Record Updated	Sep 8, 2017

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$45.00
Amount Accuracy	Confirmed
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Company
Address	117 MCKINLEY AVE KENMORE NY 142172462, KENMORE, NY 14217-2462

Mortgage

Document Number	138042626
Date	Mar 10, 2017
Book Page	013804/002626

Lender

Name	SAM GIKAS
Address	95 RAND AVE, BUFFALO, NY 14216-3314

Agreement

Type	Conventional with PMI
Amount	Amount on Record
Term	60 Months
Due	Mar 9, 2022

Tax Assessment & Valuation

The 2026 property tax bill for 82 Royal Ave was $578, down 64.6% from the year before.

Source: Erie County and Buffalo City assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
Municipality	Buffalo City
Unified School District	Buffalo City School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$578.00 (-64.61%)
2025	$1,633.00 (+14.28%)	$175,000 (+98.86%) Land $7,000 Building $168,000	$175,000 (+22.3%) Land $7,000 Building $168,000
2024	$1,429.00 (+212.69%)	$88,000 (-) Land $4,500 Building $83,500	$143,089 (+13.82%) Land $7,317 Building $135,772
2023	$457.00	$88,000 Land $4,500 Building $83,500	$125,714 Land $6,429 Building $119,285

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

FEMA maps place 82 Royal 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.

Wildfire

The area around 82 Royal 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.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	BUFFALO WATER AUTHORITY serves 276,000 people · EPA ID NY1400422
Water Source	Surface water
Last State Inspection	Jul 2023
Lead	3 ppb (2026) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	2 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 779 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Greenlight Networks Fiber	10,000 / 10,000
Spectrum Cable · Fiber in parts of the area	1,000 / 1,000
Verizon Fiber · Fixed Wireless in parts of the area	980 / 880

May also be available: T-Mobile.

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