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427 Forest Ave, Buffalo, NY 14213 Property Records

Erie County and Buffalo City property record for 427 Forest Ave, Buffalo, NY 14213

Property Summary

Property TypeDuplex
Details4 bd · 2 ba · 2,068 sqft · built 1900
Lot Size0.187 acres (8,125 sqft)
Owner2 Individual Names on File
Last Sale$262,500 (May 2026)
Tax Bill$375 (2026)
Deeds & MortgagesMay 2026 Sale & Mortgage
Sep 2025 Transfer
Flood ZoneZone X (minimal risk)
APN140200 88.68-5-3.1

Property Details

APN / Parcel Number

Primary APN140200 88.68-5-3.1
Alternative APN
  • 04789550

Interior

Bedrooms4 Beds
Full Baths2 Baths
Stories2 Stories
Building Area2,068 sqft Total Area
1st Floor Area1,034 sqft
2nd Floor Area1,034 sqft

Exterior

Year BuiltBuilt 1900
Effective Year BuiltEffective 1900
Architectural StyleTraditional
Exterior MaterialAluminum/Vinyl
Lot Area8,125 sqft (0.187 acres)
Lot Dimensions125 ft deep x 65 ft wide
PorchSlab
Porch Area154 sqft

Utilities, Heating & Cooling

Heating SystemHVAC
Heating FuelOil
SewerMunicipal
Water SourceCommercial

Location & Zoning

Account Number04789550
Street Address427 FOREST AVE
CityBUFFALO
StateNY
Zip14213-1210
Property CategoryResidential
Property TypeResidential > Multi-Unit > Duplex
Local Zoning CodeN-2R
Legal SubdivisionSTEVENS SURVEY
Legal Block5
Legal Lot Number3.100
JurisdictionERIE NY
Township / Civil DivisionBUFFALO
Census Block Group5
Census Block5002
Census Tract6301

Owner

427 Forest Ave, a duplex, is owned and occupied by two individuals who bought it in May 2026.

Source: Erie County and Buffalo City records, as of October 20, 2026

Owner of Record2 Individual Names on File
Mailing Address427 FOREST AVE, BUFFALO, NY 14213-1210
OccupancyOwner Occupied
Owner TypeIndividual
VestingIndividual(s)

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

Deeds, Mortgages & Sale History

DateDocument
May 15, 2026Warranty Deed, Transfer · Conventional Mortgage
NORTHWEST BANK
Sep 18, 2025Intrafamily Transfer, Transfer

Assessor's Deed Record

Deed Names2 Names on Deed
Last SaleMay 15, 2026 · Amount on File
Deed SaleMay 15, 2026 · Amount on File
Deed Document Number20262026090975
Deed Book / Page11460 / 9744
Prior Transfer DateSep 16, 2025
Prior Transfer Doc0114507770
Record UpdatedOct 29, 2026

May 2026: Warranty Deed, Transfer

Document TypeWarranty Deed
JurisdictionERIE NY
Recording DateMay 15, 2026
Property Address427 FOREST AVE, BUFFALO, NY 14213-1210
Document Number0000090975
Book / Page11460 / 9744
Instrument DateMay 11, 2026
Instrument202690975
Transaction TypeTransfer
Record UpdatedOct 23, 2026
Title CompanyCHICAGO LAND TITLE INSURANCE COMPANY, CHICAGO TITLE INSURANCE CO

Transaction

AmountAmount on Record
DownpaymentDownpayment on Record
Loan-to-Value (LTV)LTV on Record
Tax$106,050.00
Amount AccuracyFull Amount Stated
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
Address427 FOREST AVE, BUFFALO, NY 14213-1210

Mortgage

DateMay 15, 2026
Lender
NameNORTHWEST BANK
Agreement
TypeConventional Mortgage
AmountAmount on Record
Term360 Months
DueJun 1, 2056
Interest
Max Rate-1%

September 2025: Intrafamily Transfer, Transfer

Document TypeIntrafamily Transfer
JurisdictionERIE NY
Recording DateSep 18, 2025
Property Address427 FOREST AVE, BUFFALO, NY 14213-1210
Document Number0114507770
Book / Page11450 / 7770
Instrument DateSep 16, 2025
Instrument2025171503
Transaction TypeTransfer
Record UpdatedNov 5, 2025

Transaction

Tax$0.00
Amount AccuracyTransfer Tax Exempt
Additional
  • Intrafamily Transfer
  • Multiple Parcels

Transferred From (Grantor/Seller)

NameVerified Name
Address81 HIGHLAND AVE, WEST SENECA, NY 14224-2812

Transferred To (Grantee/Buyer)

NameVerified Name
Address81 HIGHLAND AVE, WEST SENECA, NY 14224-2812

Tax Assessment & Valuation

The 2026 property tax bill for 427 Forest Ave was $375 with exemptions applied, down 76% from the year before.

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

Property Jurisdictions

TypeName
StateNew York
CountyErie County
MunicipalityBuffalo City
Unified School DistrictBuffalo City School District (PK - 12)

Tax Bill & Assessment History

YearTax BillAssessed ValueAssessed Market Value
2026$375.00 (-76.01%) Homeowner's exemption Senior Citizen's exemption
2025$1,563.00 (-34.52%)$227,000 (+54.42%) Land $30,000 Building $197,000$227,000 (-5.03%) Land $30,000 Building $197,000
2024$2,387.00 (+212.84%) Homeowner's exemption$147,000 (-) Land $9,300 Building $137,700$239,024 (+13.82%) Land $15,122 Building $223,902
2023$763.00 Homeowner's exemption$147,000 Land $9,300 Building $137,700$210,000 Land $13,286 Building $196,714

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

Flood

FEMA maps place 427 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 ZoneZone X
minimal risk
Flood Insurance RequirementNot required
lenders may require it
Nearby Flood Policies1 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.

Wildfire

The area around 427 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 RiskNot 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 SystemBUFFALO WATER AUTHORITY
serves 276,000 people · EPA ID NY1400422
Water SourceSurface water
Last State InspectionJul 2023
Lead3 ppb (2026)
action level 15 ppb

Violations Reported to EPA

Water QualityNone
last 10 years
Treatment and ProcedureNone
last 10 years
Monitoring and Reporting2
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 746 locations within half a mile, as of December 31, 2025

ProviderMax 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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