449 E Ferry St, Buffalo, NY 14208 Property Records

Erie County and Buffalo City property record for 449 E Ferry St, Buffalo, NY 14208

Property Summary

Property Type	Professional Building (Legal, Insurance, Real Estate, Business)
Details	1,250 sqft · built 1950
Lot Size	0.395 acres (17,160 sqft)
Owner	Individual Name on File
Last Sale	$180,000 (Nov 2025)
Tax Bill	$1,841 (2025)
Deeds & Mortgages	Nov 2025 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`140200 100.35-4-1.1`

Property Details

APN / Parcel Number

Primary APN	`140200 100.35-4-1.1`
Alternative APN	`03192950`

Interior

Stories	1 Story
Building Area	1,250 sqft Gross Area

Exterior

Year Built	Built 1950
Effective Year Built	Effective 1950
Lot Area	17,160 sqft (0.395 acres)
Lot Dimensions	120 ft deep x 142 ft wide

Utilities, Heating & Cooling

Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Account Number	03192950
Street Address	449 E FERRY ST
City	BUFFALO
State	NY
Zip	14208-1602
Property Category	Commercial
Property Type	Commercial > Office > Professional Building (Legal, Insurance, Real Estate, Business)
Local Zoning Code	N-3E
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	4
Legal Lot Number	1.100
Jurisdiction	ERIE NY
Township / Civil Division	BUFFALO
Census Block Group	3
Census Block	3001
Census Tract	3302

Owner

Source: Erie County and Buffalo City records · APN 140200 100.35-4-1.1

Assessment roll updated May 19, 2026 · Last verified May 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 File
Mailing Address	630 CHAIRFACTORY RD, ELMA, NY 14059-9341
Owner Type	Individual
Vesting	Individual(s)

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Verified Name on Deed
Last Sale	Nov 24, 2025 · Amount on Record
Deed Sale	Nov 24, 2025 · Amount on Record
Deed Document Number	2025214493
Deed Book / Page	11453 / 8092
Prior Transfer Date	Mar 25, 2025
Prior Transfer Doc	0114444663
Record Updated	Jun 08, 2026

November 2025: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Nov 24, 2025
Property Address	449 E FERRY ST, BUFFALO, NY 14208-1602
Document Number	0114538092
Book / Page	11453 / 8092
Instrument Date	Nov 21, 2025
Instrument	2025214493
Transaction Type	Transfer
Record Updated	Jan 23, 2026

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on File
Loan-to-Value (LTV)	LTV on Record
Tax	$720.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name
Address	2823 LOCKPORT RD, SANBORN, NY 14132-9352

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	630 CHAIRFACTORY RD, ELMA, NY 14059-9341

Mortgage

Document Number	0141819835
Date	Nov 24, 2025
Instrument	14181/9835

Lender

Name	DIANE M GEROW ETAL
Type	Private Party

Agreement

Type	Commercial Mortgage
Amount	Amount Recorded

Tax Assessment & Valuation

Source: Erie County and Buffalo City records · Assessment roll updated May 19, 2026 · Last verified May 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
Municipality	Buffalo City
Unified School District	Buffalo City School District (PK - 12)

Tax Bill & Assessment History

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Year	Tax Bill	Assessed Value	Assessed Market Value
2025	$1,841.00 (-19.85%)	$103,100 (+17.16%) Land $47,600 Building $55,500	$103,100 (-27.95%) Land $47,600 Building $55,500
2024	$2,297.00 (+402.63%)	$88,000 (-) Land $17,100 Building $70,900	$143,089 (+13.82%) Land $27,805 Building $115,284
2023	$457.00	$88,000 Land $17,100 Building $70,900	$125,714 Land $24,429 Building $101,285

Flood & Wildfire

Source: FEMA National Flood Hazard Layer as of November 20, 2024 · USDA Forest Service Wildfire Risk to Communities as of 2024 · Last verified October 2026

Flood

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it

Wildfire

Wildfire Risk	Not rated no burnable land within ember reach

Values are read at the parcel center point; lenders make the official flood determination.

Internet Providers

Source: FCC Broadband Data Collection as of December 31, 2025 · Last verified October 2026

Provider	Max Down / Up (Mbps)
Spectrum Cable · Fiber in parts of the area	1,000 / 1,000
Verizon Fixed Wireless	300 / 20
T-Mobile USA Fixed Wireless	100 / 20

May also be available: Greenlight Networks Holding.

Based on FCC filings for 1,096 locations within half a mile of this property.

Drinking Water

Source: EPA Safe Drinking Water Information System as of 2026 Q3 · EPA water system boundaries as of March 2026 · Last verified October 2026

Water System	BUFFALO WATER AUTHORITY serves 276,000 people
Water Source	Surface water
Last State Inspection	Jul 2023
Lead	3 ppb (2026) action level 15 ppb

Violations Reported to EPA

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 as reported to EPA, not water tested at this address; lead at the tap also depends on the building's own pipes. The full violation and enforcement history is in the system's EPA record.