Erie County and Buffalo City property record for 423 Forest Ave, Buffalo, NY 14213
| Property Type | Apartments (5+ Units) |
|---|---|
| Details | 5,338 sqft · built 1910 |
| Lot Size | 0.092 acres (4,000 sqft) |
| Owner | 2 Company Names on File |
| Last Sale | $85,000 (May 2015) |
| Tax Bill | $1,931 (2026) |
| Deeds & Mortgages | Apr 2019 Loan Modification |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 88.68-5-2 |
| Primary APN | 140200 88.68-5-2 |
|---|---|
| Alternative APNs |
|
| Units | 6 Units |
|---|---|
| Stories | 3 Stories |
| Building Area | 5,338 sqft Gross Area |
| Basement Area | 1,160 sqft |
| Unfinished Basement | 1,160 sqft |
| Year Built | Built 1910 |
|---|---|
| Effective Year Built | Effective 1910 |
| Lot Area | 4,000 sqft (0.092 acres) |
| Lot Dimensions | 100 ft deep x 39.5 ft wide |
| Heating Fuel | Oil |
|---|---|
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 04789400 |
|---|---|
| Street Address | 423 FOREST AVE |
| City | BUFFALO |
| State | NY |
| Zip | 14213-1253 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Apartments (5+ Units) |
| Local Zoning Code | N-2R |
| Legal Description | 34. E ABBOTTSFORD |
| Legal Block | 5 |
| Legal Lot Number | 2.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 5 |
| Census Block | 5002 |
| Census Tract | 6301 |
423 Forest Ave, a residential property, is owned by a company that bought it in May 2015.
Source: Erie County and Buffalo City 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 | 2 Company Names on File |
|---|---|
| Mailing Address | 252 RIVERMIST DR, BUFFALO, NY 14202-4310 |
| Owner Type | Company |
| Vesting | Company |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | May 27, 2015 · Amount on File |
| Deed Sale | May 27, 2015 · Amount on File |
| Prior Sale | Dec 15, 2011 · Amount on File |
| Deed Document Number | 2015103161 |
| Deed Book / Page | 11280 / 834 |
| Record Updated | Oct 29, 2026 |
| Document Type | Loan Modification |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Apr 10, 2019 |
| Property Address | 423 FOREST AVE, BUFFALO, NY 14213-1253 |
| Document Number | 0138926679 |
| Book / Page | 013892 / 006679 |
| Instrument Date | Apr 5, 2019 |
| Transaction Type | Mortgage |
| Record Updated | Apr 30, 2019 |
| Title Company | ATTORNEY ONLY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|---|
| Relationship | Company |
| Address | 252 RIVERMIST DR BUFFALO NY 142024310, BUFFALO, NY 14202-4310 |
| Document Number | 138926679 |
|---|---|
| Date | Apr 10, 2019 |
| Book Page | 013892/006679 |
| Name | NORTHWEST BK |
|---|---|
| Type | Bank |
| Address | 375 ESSJAY RD # 100, WILLIAMSVILLE, NY 14221-5789 |
| Amount | Amount on Record |
|---|
The 2026 property tax bill for 423 Forest Ave was $1,931, down 8% 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 | $1,931.00 (-79.96%) | ||
| 2025 | $9,637.00 (+3.97%) | $584,800 (+64.73%) Land $39,000 Building $545,800 | $584,800 (+1.31%) Land $39,000 Building $545,800 |
| 2024 | $9,269.00 (+402.66%) | $355,000 (-) Land $39,000 Building $316,000 | $577,236 (+13.82%) Land $63,415 Building $513,821 |
| 2023 | $1,844.00 | $355,000 Land $39,000 Building $316,000 | $507,143 Land $55,714 Building $451,429 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 423 Forest Ave in Zone X, an area of minimal flood risk.
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.
The area around 423 Forest 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 746 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Greenlight Networks Fiber | 8,000 / 8,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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