Erie County and Buffalo City property record for 85 Spann St, Buffalo, NY 14206
| Property Type | Duplex |
|---|---|
| Details | 5 bd · 2 ba · 1,672 sqft · built 1900 |
| Lot Size | 0.104 acres (4,500 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $443 (2026) |
| Deeds & Mortgages | Dec 2025 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 123.41-2-43 |
| Primary APN | 140200 123.41-2-43 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,672 sqft Total Area |
| 1st Floor Area | 924 sqft |
| Upper Floors Area | 748 sqft |
| Year Built | Built 1900 |
|---|---|
| Effective Year Built | Effective 1900 |
| Architectural Style | Traditional |
| Exterior Material | Wood |
| Lot Area | 4,500 sqft (0.104 acres) |
| Lot Dimensions | 100 ft deep x 45 ft wide |
| Garage Type | Detached |
| Garage Area | 360 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 361 sqft |
| Heating System | Hot Water |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 11196900 |
|---|---|
| Street Address | 85 SPANN ST |
| City | BUFFALO |
| State | NY |
| Zip | 14206-3123 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | N-3R |
| Legal Description | 465. N CASIMIR |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 2 |
| Legal Lot Number | 43.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 1 |
| Census Block | 1002 |
| Census Tract | 1900 |
85 Spann St, a duplex, is owner-occupied and held in a trust since November 2025.
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 | 2 Trust Names on File |
|---|---|
| Mailing Address | 85 SPANN ST, BUFFALO, NY 14206-3123 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Trust, Family Trust |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Nov 25, 2025 |
| Transfer Doc | 0114546652 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Dec 12, 2025 |
| Property Address | 85 SPANN ST, BUFFALO, NY 14206-3123 |
| Document Number | 0114546652 |
| Book / Page | 11454 / 6652 |
| Instrument Date | Nov 25, 2025 |
| Instrument | 2025226564 |
| Transaction Type | Transfer |
| Record Updated | Feb 13, 2026 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 85 SPANN ST, BUFFALO, NY 14206-3123 |
| Name | Verified Name |
|---|---|
| Relationship | Family Trust |
| Address | 85 SPANN ST, BUFFALO, NY 14206-3123 |
The 2026 property tax bill for 85 Spann St was $443 with exemptions applied, down 63.5% from the year before.
Source: Erie County and Buffalo City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Buffalo City |
| Unified School District | Buffalo City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $443.00 (-63.51%) Homeowner's exemption Senior Citizen's exemption | ||
| 2025 | $1,214.00 (+22.63%) | $134,000 (+119.67%) Land $16,000 Building $118,000 | $134,000 (+35.1%) Land $16,000 Building $118,000 |
| 2024 | $990.00 (+212.3%) Homeowner's exemption Senior Citizen's exemption | $61,000 (-) Land $8,000 Building $53,000 | $99,187 (+13.82%) Land $13,008 Building $86,179 |
| 2023 | $317.00 Homeowner's exemption Senior Citizen's exemption | $61,000 Land $8,000 Building $53,000 | $87,143 Land $11,429 Building $75,714 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 85 Spann St in Zone X, an area of minimal flood risk, though there have been 5 flood claims 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 | 5 (1979–1987) |
| Most Recent Claim | Jun 1987 · 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 risk around 85 Spann St 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 | 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 |
| 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.
Source: FCC Broadband Data Collection, based on 1,287 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| GoNetspeed Fiber | 2,000 / 2,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
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