Erie County and Lackawanna City property record for 12 Willow St, Buffalo, NY 14218
| Property Type | Residential Vacant Land |
|---|---|
| Lot Size | 0.097 acres (4,200 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $64,100 (Dec 2014) |
| Tax Bill | $247 (2026) |
| Flood Zone | Zone AE (high risk) |
| APN | 140900 142.78-1-33 |
| Primary APN | 140900 142.78-1-33 |
|---|---|
| Alternative APNs |
|
| Lot Area | 4,200 sqft (0.097 acres) |
|---|---|
| Lot Dimensions | 105 ft deep x 40 ft wide |
| Heating Fuel | Oil |
|---|---|
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 5836 |
|---|---|
| Street Address | 12 WILLOW ST |
| City | BUFFALO |
| State | NY |
| Zip | 14218-3429 |
| Property Category | Residential |
| Property Type | Vacant Land > Residential |
| Local Zoning Code | MR |
| Legal Description | LOT 258 ROLAND TRACT D8 32 Y MC 579 |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 1 |
| Legal Lot Number | 33.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | LACKAWANNA |
| Census Block Group | 2 |
| Census Block | 2018 |
| Census Tract | 12400 |
12 Willow St, residential vacant land, is owned by two individuals who bought it in December 2014.
Source: Erie County and Lackawanna City records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 16 WILLOW ST, BUFFALO, NY 14218-3429 |
| 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.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Dec 23, 2014 · Amount on File |
| Deed Sale | Dec 23, 2014 · Amount on File |
| Deed Document Number | 2014256177 |
| Deed Book / Page | 11273 / 7884 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 12 Willow St was $247.
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 | $247.00 | ||
| 2025 | $7,100 Land $7,100 | $11,094 Land $11,094 | |
| 2023 | $7,100 (-) Land $7,100 | $9,000 (+13.92%) Land $9,000 | |
| 2022 | $7,100 Land $7,100 | $7,900 Land $7,900 | |
| 2021 | $139.00 |
Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.
FEMA maps place 12 Willow St in Zone AE, a high-risk flood area; flood insurance is required for federally backed loans.
Source: FEMA National Flood Hazard Layer, effective November 20, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone AE high risk |
|---|---|
| 100-Year Floodplain | Yes 1% annual chance |
| Floodway | No |
| Base Flood Elevation | Varies along the reach; see FIRM |
| Flood Insurance Requirement | Required federally backed loans |
| Flood Insurance Cost | Premium on File median of 43 policies |
| Community Rating System | Class 10 (0% premium discount) |
| Nearby Flood Policies | 43 in force |
| Nearby Flood Claims | 12 (1979–2014) |
| Most Recent Claim | Jan 2014 · other causes |
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 12 Willow 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 99.1% of the US · lower than 99.2% 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 | 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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