40 N Forest Rd, Buffalo, NY 14221 Property Records

Erie County and Amherst Town property record for 40 N Forest Rd, Buffalo, NY 14221

Property Summary

Property Type	Mixed Use Commercial Office / Residential
Details	3,149 sqft · built 1979
Lot Size	0.31 acres (13,504 sqft)
Owner	Company Name on Record
Last Sale	$500,000 (Nov 2022)
Tax Bill	$10,612 (2026)
Deeds & Mortgages	Nov 2022 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`142289 80.07-1-9`

Property Details

APN / Parcel Number

Primary APN	`142289 80.07-1-9`
Alternative APN	`22890800700001009000`

Interior

Stories	2 Stories
Building Area	3,149 sqft Gross Area
Basement Area	941 sqft
Unfinished Basement	941 sqft

Exterior

Year Built	Built 1979
Effective Year Built	Effective 2005
Lot Area	13,504 sqft (0.31 acres)
Lot Dimensions	166 ft deep x 80 ft wide

Utilities, Heating & Cooling

Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Street Address	40 N FOREST RD
City	BUFFALO
State	NY
Zip	14221-5230
Property Category	Commercial
Property Type	Commercial > Office > Mixed Use Commercial Office / Residential
Legal Description	80 X 191
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	1
Legal Lot Number	9.000
Jurisdiction	ERIE NY
Township / Civil Division	AMHERST
Census Block Group	2
Census Block	2012
Census Tract	9402

Owner

Source: Erie County and Amherst Town records, as of October 20, 2026

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Owner of Record	Company Name on Record
Mailing Address	5166 MAIN ST, WILLIAMSVILLE, NY 14221-5246
Owner Type	Company
Vesting	Company

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Nov 30, 2022 · Amount on Record
Deed Sale	Nov 30, 2022 · Amount on Record
Prior Sale	Jul 25, 2013 · Amount on Record
Deed Document Number	2022224209
Deed Book / Page	11411 / 2049
Record Updated	Oct 29, 2026

November 2022: Deed, Transfer

Document Type	Deed
Jurisdiction	ERIE NY
Recording Date	Nov 30, 2022
Property Address	40 N FOREST RD, BUFFALO, NY 14221-5230
Document Number	0114112049
Book / Page	11411 / 2049
Instrument Date	Nov 29, 2022
Instrument	2022224209
Transaction Type	Transfer
Record Updated	Apr 13, 2026

Transaction

Amount	Amount Recorded
Loan-to-Value (LTV)	LTV on Record
Tax	$2,000.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	2969 MAIN ST STE 100, 100, BUFFALO, NY 14214-1066

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	5166 MAIN ST, WILLIAMSVILLE, NY 14221-5246

Mortgage

Document Number	0140761649
Date	Nov 30, 2022
Instrument	14076/1649

Lender

Name	FIVE STAR BANK
Type	Bank

Agreement

Type	Commercial Mortgage
Amount	Amount Recorded

Tax Assessment & Valuation

Source: Erie County and Amherst Town assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
County Subdivision	Amherst Town
Unified School District	Williamsville Central School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$10,612.00 (+152.13%)
2025	$4,209.00 (-59.12%)	$525,000 (+7.14%) Land $205,000 Building $320,000	$530,300 (+8.22%) Land $207,070 Building $323,230
2024	$10,296.00 (+6.79%)	$490,000 (+46.27%) Land $205,000 Building $285,000	$490,000 (-9.31%) Land $205,000 Building $285,000
2023		$335,000 Land $75,000 Building $260,000	$540,323 Land $120,968 Building $419,355
2019	$9,641.00

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 minimal risk
Flood Insurance Requirement	Not required lenders may require it
Community Rating System	Class 8 (10% premium discount)
Nearby Flood Policies	2 in force
Nearby Flood Claims	2 (1979–1985)
Most Recent Claim	Feb 1985 · river or lake flooding

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	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.

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 328 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
T-Mobile Fixed Wireless	100 / 20