32 Willow St, Buffalo, NY 14218 Property Records

Erie County and Lackawanna City property record for 32 Willow St, Buffalo, NY 14218

Property Summary

Property Type	Single Family Home
Details	3 bd · 1 ba · 912 sqft · built 1965
Lot Size	0.097 acres (4,200 sqft)
Owner	2 Individual Names on Record
Last Sale	$125,000 (Feb 2022)
Tax Bill	$864 (2021)
Deeds & Mortgages	Feb 2022 Sale & Mortgage Feb 2019 Loan Modification
Flood Zone	Zone X (moderate risk)
APN	`140900 142.78-1-28`

Property Details

APN / Parcel Number

Primary APN	`140900 142.78-1-28`
Alternative APNs	`09001427800001028000` `5832`

Interior

Bedrooms	3 Beds
Full Baths	1 Bath
Stories	1 Story
Building Area	912 sqft Living Area
1st Floor Area	912 sqft

Exterior

Year Built	Built 1965
Effective Year Built	Effective 1965
Architectural Style	Ranch
Exterior Material	Composition/Composite
Lot Area	4,200 sqft (0.097 acres)
Lot Dimensions	105 ft deep x 40 ft wide

Utilities, Heating & Cooling

Heating System	Forced Air with A/C
Heating Fuel	Gas
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Account Number	5832
Street Address	32 WILLOW ST
City	BUFFALO
State	NY
Zip	14218-3429
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	MR
Legal Description	LOT 263 ROLAND TRACT D8 37 Y 4O X 1O5
Legal Subdivision	BUFFALO CREEK RESERVATION
Legal Block	1
Legal Lot Number	28.000
Jurisdiction	ERIE NY
Township / Civil Division	LACKAWANNA
Census Block Group	2
Census Block	2018
Census Tract	12400

Owner

Source: Erie County and Lackawanna City records, as of May 19, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	2 Individual Names on Record
Mailing Address	32 WILLOW ST, BUFFALO, NY 14218-3429
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
Feb 2, 2022	Warranty Deed, Transfer · Conventional Mortgage M & T BANK
Feb 25, 2019	Loan Modification, Mortgage · Conventional Mortgage MIDFIRST BK

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Feb 2, 2022 · Amount on Record
Deed Sale	Feb 2, 2022 · Amount on Record
Prior Sale	May 28, 2010 · Amount on Record
Deed Book / Page	11395 / 6700
Record Updated	Jun 8, 2026

February 2022: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Feb 2, 2022
Property Address	32 WILLOW ST, BUFFALO, NY 14218-3429
Document Number	0113956700
Book / Page	11395 / 6700
Instrument Date	Feb 1, 2022
Instrument	2022022929
Transaction Type	Transfer
Record Updated	Apr 3, 2026

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$500.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	40 HAMILTON AVE, LACKAWANNA, NY 14218-2702

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	32 WILLOW ST, LACKAWANNA, NY 14218-3429

Mortgage

Document Number	0140385097
Date	Feb 2, 2022
Instrument	14038/5097

Lender

Name	M & T BANK
Type	Bank

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Feb 1, 2052

February 2019: Loan Modification, Mortgage

Document Type	Loan Modification
Jurisdiction	ERIE NY
Property Address	32 WILLOW ST, BUFFALO, NY 14218-3429
Document Number	0138929803
Instrument Date	Feb 25, 2019
Transaction Type	Mortgage
Record Updated	May 6, 2019
Title Company	FIRST AMERICAN TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	32 WILLOW ST LACKAWANNA NY 142183429, LACKAWANNA, NY 14218-3429

Mortgage

Document Number	0138929803
Date	Apr 15, 2019
Book Page	013892/009803

Lender

Name	MIDFIRST BK
Type	Bank
Address	OKLAHOMA CITY, OK 73118

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	360 Months
Due	Apr 14, 2049

Interest

Rate Type	Fixed Rate
Rate	5%

Tax Assessment & Valuation

Source: Erie County and Lackawanna City assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
Municipality	Lackawanna City
Unified School District	Lackawanna City School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2025		$78,000 (-) Land $7,100 Building $70,900	$121,875 (+23.48%) Land $11,094 Building $110,781
2023	Homeowner's exemption	$78,000 (-) Land $7,100 Building $70,900	$98,700 (+13.84%) Land $8,984 Building $89,716
2022		$78,000 Land $7,100 Building $70,900	$86,700 Land $7,892 Building $78,808
2021	$864.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

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 moderate risk
500-Year Floodplain	Yes 0.2% annual chance
Nearest Special Flood Hazard Area	Zone AE, within 100 ft
Flood Insurance Requirement	Not required lenders may require it
Flood Insurance Cost	Premium on Record 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

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.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

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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