44 Willow St, Buffalo, NY 14218 Property Records

Erie County and Lackawanna City property record for 44 Willow St, Buffalo, NY 14218

Property Summary

Property Type	Single Family Home
Details	2 bd · 1 ba · 774 sqft · built 1910
Lot Size	0.097 acres (4,200 sqft)
Owner	Individual Name on Record
Last Sale	$145,000 (Jul 2023)
Tax Bill	$1,344 (2026)
Deeds & Mortgages	Jul 2023 Sale & Mortgage
Flood Zone	Zone X (moderate risk)
APN	`140900 142.78-1-25`

Property Details

APN / Parcel Number

Primary APN	`140900 142.78-1-25`
Alternative APNs	`09001427800001025000` `5829`

Interior

Bedrooms	2 Beds
Full Baths	1 Bath
Stories	1 Story
Building Area	774 sqft Living Area
1st Floor Area	774 sqft

Exterior

Year Built	Built 1910
Effective Year Built	Effective 1910
Architectural Style	Traditional
Exterior Material	Composition/Composite
Foundation Type	Raised
Lot Area	4,200 sqft (0.097 acres)
Lot Dimensions	105 ft deep x 40 ft wide
Porch	Slab
Porch Area	299 sqft

Utilities, Heating & Cooling

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

Location & Zoning

Account Number	5829
Street Address	44 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 266 ROLAND TRACT MC 579 D8-40Y 4O X 1O5
Legal Subdivision	BUFFALO CREEK RESERVATION
Legal Block	1
Legal Lot Number	25.000
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 October 20, 2026

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

Owner of Record	Individual Name on Record
Mailing Address	44 WILLOW ST, BUFFALO, NY 14218-3429
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Jul 27, 2023 · Amount on Record
Deed Sale	Jul 27, 2023 · Amount on Record
Prior Sale	Oct 27, 2008 · Amount on Record
Deed Document Number	20232023129513
Deed Book / Page	11419 / 9144
Record Updated	Oct 29, 2026

July 2023: Administrator's Deed, Transfer

Document Type	Administrator's Deed
Jurisdiction	ERIE NY
Recording Date	Jul 27, 2023
Property Address	44 WILLOW ST, BUFFALO, NY 14218-3429
Document Number	0114199144
Book / Page	11419 / 9144
Instrument Date	Jul 12, 2023
Instrument	2023129513
Transaction Type	Transfer
Record Updated	Oct 4, 2023

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$580.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	26 CALDWELL PL, LACKAWANNA, NY 14218-1302

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	44 WILLOW ST, LACKAWANNA, NY 14218-3429

Mortgage

Document Number	0140984186
Date	Jul 27, 2023
Book Page	14098/4186
Instrument	2023129514

Lender

Name	NORTHWEST BANK
Type	Bank
Address	WARREN, PA 16365

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Aug 1, 2053

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
2026	$1,344.00
2025		$60,000 (-) Land $7,100 Building $52,900	$93,750 (+23.52%) Land $11,094 Building $82,656
2023		$60,000 (-) Land $7,100 Building $52,900	$75,900 (+13.79%) Land $8,981 Building $66,919
2022		$60,000 Land $7,100 Building $52,900	$66,700 Land $7,893 Building $58,807
2021	$388.00

Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.

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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