Erie County and Lackawanna City property record for 96 Verel Ave, Buffalo, NY 14218
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1 ba · 1,643 sqft · built 1950 |
| Lot Size | 0.25 acres (10,856 sqft) |
| Owner | Individual Name on File |
| Last Sale | $215,000 (Nov 2024) |
| Tax Bill | $2,627 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 140900 142.71-2-16.1 |
| Primary APN | 140900 142.71-2-16.1 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1 Bath |
| Stories | 1 Story |
| Building Area | 1,643 sqft Living Area |
| 1st Floor Area | 1,095 sqft |
| Upper Floors Area | 548 sqft |
| Year Built | Built 1950 |
|---|---|
| Effective Year Built | Effective 1950 |
| Architectural Style | Cape Cod |
| Exterior Material | Brick |
| Lot Area | 10,856 sqft (0.25 acres) |
| Lot Dimensions | 235 ft deep x 45.6 ft wide |
| Garage Type | Detached |
| Garage Area | 528 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 79 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 5679 |
|---|---|
| Street Address | 96 VEREL AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14218-3113 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | MR |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 2 |
| Legal Lot Number | 16.100 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | LACKAWANNA |
| Census Block Group | 2 |
| Census Block | 2000 |
| Census Tract | 16200 |
96 Verel Ave is owned and occupied by an individual who bought it in November 2024.
Source: Erie County and Lackawanna City records, as of October 20, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 96 VEREL AVE, BUFFALO, NY 14218-3113 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Individual(s) |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Nov 21, 2024 · Amount on File |
| Deed Sale | Nov 21, 2024 · Amount on File |
| Deed Document Number | 20242024200609 |
| Deed Book / Page | 11438 / 8655 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 96 Verel Ave was $2,627.
Source: Erie County and Lackawanna City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Lackawanna City |
| Unified School District | Lackawanna City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $2,627.00 | ||
| 2025 | $129,000 Land $10,300 Building $118,700 | $201,563 Land $16,094 Building $185,469 | |
| 2023 | Homeowner's exemption Senior Citizen's exemption Veteran's exemption | $129,000 (-) Land $10,300 Building $118,700 | $163,300 (+13.96%) Land $13,039 Building $150,261 |
| 2022 | $129,000 Land $10,300 Building $118,700 | $143,300 Land $11,442 Building $131,858 | |
| 2021 | $814.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 96 Verel Ave in Zone X, an area of minimal flood risk, within 500 ft of a high-risk flood zone.
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 |
|---|---|
| Nearest Special Flood Hazard Area | Zone AE, within 500 ft |
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 10 (0% premium discount) |
| Nearby Flood Policies | 6 in force |
| Nearby Flood Claims | 3 (1978–1979) |
| Most Recent Claim | Aug 1979 · rainfall accumulation |
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.
The area around 96 Verel 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 759 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fiber · Fixed Wireless in parts of the area | 980 / 880 |
| Starlink Satellite | 280 / 30 |
May also be available: T-Mobile.
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