Erie County and Cheektowaga Town property record for 96 Cass Ave, Buffalo, NY 14206
| Property Type | Duplex |
|---|---|
| Details | 4 bd · 2.5 ba · 1,904 sqft · built 1900 |
| Lot Size | 0.27 acres (11,761 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $243,000 (May 2023) |
| Tax Bill | $6,979 (2026) |
| Deeds & Mortgages | Feb 2021 Sale & Mortgage Sep 2020 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 143089 113.70-6-3 |
| Primary APN | 143089 113.70-6-3 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,904 sqft Total Area |
| 1st Floor Area | 1,288 sqft |
| Upper Floors Area | 616 sqft |
| Year Built | Built 1900 |
|---|---|
| Effective Year Built | Effective 1900 |
| Architectural Style | Traditional |
| Exterior Material | Composition/Composite |
| Foundation Type | Raised |
| Lot Area | 11,761 sqft (0.27 acres) |
| Lot Dimensions | 130 ft deep x 90 ft wide |
| Garage Type | Detached |
| Garage Area | 900 sqft |
| Parking Spaces | 4 Parking Spaces |
| Pool Type | Above-Ground Pool |
|---|---|
| Patio Area | 100 sqft |
| Shed | 1 Shed |
| Shed Area | 90 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 010 0197000 |
|---|---|
| Street Address | 96 CASS AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14206-1914 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | 02R |
| Legal Description | MC 452 BL E SL 5 6 7 |
| Legal Subdivision | BUFFALO CREEK INDIAN RESERVATION |
| Legal Block | 6 |
| Legal Lot Number | 3.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | CHEEKTOWAGA |
| Census Block Group | 1 |
| Census Block | 1005 |
| Census Tract | 11000 |
96 Cass Ave, a duplex, is owned and occupied by two individuals who bought it in May 2023.
Source: Erie County and Cheektowaga Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 96 CASS AVE, BUFFALO, NY 14206-1914 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
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 |
|---|---|
| Feb 19, 2021 | Warranty Deed, Transfer · Conventional Mortgage ICE COLD PROPERTIES LLC |
| Sep 14, 2020 | Warranty Deed, Transfer ATTORNEY ONLY |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | May 22, 2023 · Amount on File |
| Deed Sale | May 22, 2023 · Amount on File |
| Prior Sale | Feb 19, 2021 · Amount on File |
| Deed Document Number | 20232023087050 |
| Deed Book / Page | 11417 / 3711 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Feb 19, 2021 |
| Property Address | 96 CASS AVE, BUFFALO, NY 14206-1914 |
| Document Number | 0113748315 |
| Book / Page | 11374 / 8315 |
| Instrument Date | Feb 15, 2021 |
| Instrument | 2021032209 |
| Transaction Type | Transfer |
| Record Updated | Apr 14, 2022 |
| Title Company | OLD REPUBLIC NATL TTL INS CO |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $476.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 145 GLEN AVE, 145, WILLIAMSVILLE, NY 14221-5403 |
| Name | Verified Name |
|---|---|
| Address | 917 7TH ST, BUFFALO, NY 14213-2111 |
| Investor | Possibly a Property Investor |
| Document Number | 0139809546 |
|---|---|
| Date | Feb 19, 2021 |
| Book Page | 13980/9546 |
| Instrument | 2021032210 |
| Name | ICE COLD PROPERTIES LLC |
|---|---|
| Type | Non-Lending Institution |
| Address | BUFFALO, NY 14221 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 37 Months |
| Due | Mar 1, 2024 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 14, 2020 |
| Property Address | 96 CASS AVE, BUFFALO, NY 14206-1914 |
| Document Number | 0113659317 |
| Book / Page | 011365 / 009317 |
| Instrument Date | Jun 10, 2020 |
| Transaction Type | Transfer |
| Record Updated | Oct 12, 2020 |
| Title Company | ATTORNEY ONLY |
| Amount | Amount on Record |
|---|---|
| Tax | $68.00 |
| Amount Accuracy | Confirmed |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Company |
| Address | 145 GLEN AVE WILLIAMSVILLE NY 142215403, WILLIAMSVILLE, NY 14221-5403 |
The 2026 property tax bill for 96 Cass Ave was $6,979, up 101.2% 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 | Cheektowaga-Sloan Union Free School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $6,979.00 (+101.18%) | ||
| 2025 | $3,469.00 (-48.15%) | $176,000 (-) Land $17,000 Building $159,000 | $234,667 (+6.67%) Land $22,667 Building $212,000 |
| 2024 | $6,691.00 | $176,000 (-) Land $17,000 Building $159,000 | $220,000 (+13.75%) Land $21,250 Building $198,750 |
| 2023 | $176,000 Land $17,000 Building $159,000 | $193,407 Land $18,681 Building $174,726 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 96 Cass Ave 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.
The area around 96 Cass 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.
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 693 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 |
| T-Mobile Fixed Wireless | 100 / 20 |
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