Erie County and Buffalo City property record for 25 Proctor Ave, Buffalo, NY 14215
| Property Type | Duplex |
|---|---|
| Details | 4 bd · 2 ba · 1,536 sqft · built 1937 |
| Lot Size | 0.097 acres (4,200 sqft) |
| Owner | 2 Company Names on File |
| Last Sale | $280,000 (May 2026) |
| Tax Bill | $429 (2026) |
| Deeds & Mortgages | May 2026 Sale & Mortgage Jun 2025 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 90.65-5-4 |
| Primary APN | 140200 90.65-5-4 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,536 sqft Total Area |
| 1st Floor Area | 1,056 sqft |
| Upper Floors Area | 480 sqft |
| Year Built | Built 1937 |
|---|---|
| Effective Year Built | Effective 1937 |
| Architectural Style | Traditional |
| Exterior Material | Brick |
| Lot Area | 4,200 sqft (0.097 acres) |
| Lot Dimensions | 120 ft deep x 35 ft wide |
| Garage Type | Detached |
| Garage Area | 324 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 144 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 08232500 |
|---|---|
| Street Address | 25 PROCTOR AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14215-3313 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | N-3R |
| Legal Description | 23O. E BAILEY |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 5 |
| Legal Lot Number | 4.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 3 |
| Census Block | 3002 |
| Census Tract | 4100 |
25 Proctor Ave, a duplex, is owned by a company that bought it in May 2026.
Source: Erie County and Buffalo City records, as of October 20, 2026
| Owner of Record | 2 Company Names on File |
|---|---|
| Mailing Address | 62 HAZELWOOD AVE, BUFFALO, NY 14215-3929 |
| Owner Type | Company |
| Vesting | Corporation |
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 |
|---|---|
| May 26, 2026 | Warranty Deed, Transfer · Conventional Mortgage CMG MORTGAGE INC |
| Jun 25, 2025 | Warranty Deed, Transfer CHICAGO TITLE COMPANY, CHICAGO TITLE INSURANCE CO |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | May 26, 2026 · Amount on File |
| Deed Sale | May 26, 2026 · Amount on File |
| Prior Sale | Jun 25, 2025 · Amount on File |
| Deed Document Number | 202696168 |
| Deed Book / Page | 11461 / 2888 |
| Prior Transfer Date | Aug 25, 1997 |
| Prior Transfer Doc | 1092003742 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | May 26, 2026 |
| Property Address | 25 PROCTOR AVE, BUFFALO, NY 14215-3313 |
| Document Number | 0000096168 |
| Book / Page | 11461 / 2888 |
| Instrument Date | Mar 18, 2026 |
| Instrument | 202696168 |
| Transaction Type | Transfer |
| Record Updated | Oct 23, 2026 |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $113,120.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 62 HAZELWOOD AVE, BUFFALO, NY 14215-3929 |
| Document Number | 1419005596, |
|---|---|
| Date | May 26, 2026 |
| Book Page | 14199/5596 |
| Name | CMG MORTGAGE INC |
|---|
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Jun 1, 2056 |
| Max Rate | -1% |
|---|
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jun 25, 2025 |
| Property Address | 25 PROCTOR AVE, BUFFALO, NY 14215-3313 |
| Document Number | 0114471869 |
| Book / Page | 11447 / 1869 |
| Instrument Date | Jun 12, 2025 |
| Instrument | 2025114021 |
| Transaction Type | Transfer |
| Record Updated | Apr 13, 2026 |
| Title Company | CHICAGO TITLE COMPANY, CHICAGO TITLE INSURANCE CO |
| Amount | Amount on Record |
|---|---|
| Tax | $680.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 745 AMHERST ST, BUFFALO, NY 14216-3101 |
| Name | Verified Name |
|---|---|
| Address | 3101 BAILEY AVE, BUFFALO, NY 14215-1625 |
The 2026 property tax bill for 25 Proctor Ave was $429, down 61% 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 | $429.00 (-60.96%) | ||
| 2025 | $1,099.00 (+50.34%) | $130,000 (+188.89%) Land $8,000 Building $122,000 | $130,000 (+77.67%) Land $8,000 Building $122,000 |
| 2024 | $731.00 (+213.73%) | $45,000 (-) Land $4,700 Building $40,300 | $73,171 (+13.82%) Land $7,642 Building $65,529 |
| 2023 | $233.00 | $45,000 Land $4,700 Building $40,300 | $64,286 Land $6,714 Building $57,572 |
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 25 Proctor 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 25 Proctor 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 | 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 908 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Verizon Fiber · Fixed Wireless in parts of the area | 2,300 / 2,300 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| T-Mobile Fixed Wireless | 100 / 20 |
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