Erie County and Buffalo City property record for 391 Forest Ave, Buffalo, NY 14213
| Property Type | Mixed Use Commercial Office / Residential |
|---|---|
| Details | 5 bd · 2 ba · 3,920 sqft · built 1910 |
| Lot Size | 0.097 acres (4,200 sqft) |
| Owner | Company Name on File |
| Last Sale | $155,000 (Sep 2020) |
| Tax Bill | $8,001 (2025) |
| Deeds & Mortgages | Jul 2022 Second Mortgage Mar 2021 Mortgage + 2 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 88.68-4-2 |
| Primary APN | 140200 88.68-4-2 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 2 Baths |
| Units | 3 Units |
| Stories | 3 Stories |
| Building Area | 3,920 sqft Gross Area |
| 1st Floor Area | 1,578 sqft |
| Basement Area | 1,104 sqft |
| Unfinished Basement | 1,104 sqft |
| Year Built | Built 1910 |
|---|---|
| Effective Year Built | Effective 2023 |
| Architectural Style | Traditional |
| Exterior Material | Composition/Composite |
| Lot Area | 4,200 sqft (0.097 acres) |
| Lot Dimensions | 140 ft deep x 30 ft wide |
| Porch | Slab |
| Porch Area | 108 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 04788800 |
|---|---|
| Street Address | 391 FOREST AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14213-1793 |
| Property Category | Commercial |
| Property Type | Commercial > Office > Mixed Use Commercial Office / Residential |
| Local Zoning Code | N-2R |
| Legal Description | 58. E BAYNES |
| Legal Subdivision | STEVENS SURVEY |
| Legal Block | 4 |
| Legal Lot Number | 2.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 5 |
| Census Block | 5003 |
| Census Tract | 6301 |
Source: Erie County and Buffalo City assessment roll, 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 | Company Name on File |
|---|---|
| Mailing Address | 757 LAFAYETTE AVE, BUFFALO, NY 14222-1449 |
| Owner Type | Company |
| Vesting | Limited Liability Company |
| Date | Document |
|---|---|
| Jul 21, 2022 | Deed of Trust, Mortgage · Stand-Alone Second Mortgage UPSTATE NATIONAL BANK |
| Mar 10, 2021 | Deed of Trust, Mortgage THE UPSTATE NATIONAL BANK |
| Jun 13, 2025 | Quit Claim Deed, Transfer COMMUNITY BANK NA |
| Sep 8, 2020 | Grant Deed, Transfer ATTORNEY ONLY |
| Deed Names | Verified Name on Deed |
|---|---|
| Last Sale | Sep 8, 2020 · Amount on Record |
| Deed Sale | Sep 8, 2020 · Amount on Record |
| Prior Sale | Oct 1, 2015 · Amount on Record |
| Deed Document Number | 2020148460 |
| Deed Book / Page | 11365 / 6463 |
| Last Transfer Date | Jun 12, 2025 |
| Transfer Doc | 0114467891 |
| Record Updated | Sep 20, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 391 FOREST AVE, BUFFALO, NY 14213-1793 |
| Transaction Type | Mortgage |
| Record Updated | Apr 13, 2026 |
| Name | Verified Name |
|---|---|
| Address | 7 CHASE RD, ORCHARD PARK, NY 14127-3904 |
| Document Number | 0140608321 |
|---|---|
| Date | Jul 21, 2022 |
| Book Page | 14060/8321 |
| Instrument | 2022138838 |
| Name | UPSTATE NATIONAL BANK |
|---|---|
| Type | Bank |
| Address | ROCHESTER, NY 14614 |
| Type | Stand-Alone Second Mortgage |
|---|---|
| Amount | Amount Recorded |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 391 FOREST AVE, BUFFALO, NY 14213-1793 |
| Transaction Type | Mortgage |
| Record Updated | Apr 13, 2026 |
| Name | Verified Name |
|---|---|
| Address | 7 CHASE RD, ORCHARD PARK, NY 14127-3904 |
| Document Number | 0139843380 |
|---|---|
| Date | Mar 10, 2021 |
| Book Page | 13984/3380 |
| Instrument | 2021045617 |
| Name | THE UPSTATE NATIONAL BANK |
|---|---|
| Type | Bank |
| Address | ROCHESTER, NY 14614 |
| Amount | Amount Recorded |
|---|
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Jun 13, 2025 |
| Property Address | 391 FOREST AVE, BUFFALO, NY 14213-1793 |
| Document Number | 0114467891 |
| Book / Page | 11446 / 7891 |
| Instrument Date | Jun 12, 2025 |
| Instrument | 2025107995 |
| Transaction Type | Transfer |
| Record Updated | Apr 13, 2026 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 757 LAFAYETTE AVE, BUFFALO, NY 14222-1449 |
| Name | Verified Name |
|---|---|
| Address | 757 LAFAYETTE AVE, BUFFALO, NY 14222-1449 |
| Document Number | 0141654975 |
|---|---|
| Date | Jun 13, 2025 |
| Instrument | 14165/4975 |
| Name | COMMUNITY BANK NA |
|---|---|
| Type | Bank |
| Amount | Amount Recorded |
|---|
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 8, 2020 |
| Property Address | 391 FOREST AVE, BUFFALO, NY 14213-1208 |
| Document Number | 0113656463 |
| Book / Page | 011365 / 006463 |
| Instrument Date | Aug 29, 2020 |
| Transaction Type | Transfer |
| Record Updated | Oct 14, 2020 |
| Title Company | ATTORNEY ONLY |
| Amount | Amount Recorded |
|---|---|
| Tax | $155.00 |
| Amount Accuracy | Confirmed |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Company |
| Address | 757 LAFAYETTE AVE BUFFALO NY 142221449, BUFFALO, NY 14222-1449 |
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 |
|---|---|---|---|
| 2025 | $8,001.00 (+167.77%) | $533,000 (+189.67%) Land $42,000 Building $491,000 | $533,000 (+78.15%) Land $42,000 Building $491,000 |
| 2024 | $2,988.00 (+212.55%) | $184,000 (-) Land $6,500 Building $177,500 | $299,187 (+13.82%) Land $10,569 Building $288,618 |
| 2023 | $956.00 | $184,000 Land $6,500 Building $177,500 | $262,857 Land $9,286 Building $253,571 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
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 |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 1 in force |
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.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 97% of the US · lower than 96% of New York |
|---|---|
| Wildfire Likelihood | Under 0.01% annual chance |
| Exposure | None beyond ember reach |
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 746 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Greenlight Networks Holding Fiber | 8,000 / 8,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile USA Fixed Wireless | 100 / 20 |
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