Erie County and Buffalo City property record for 450 Main St, Buffalo, NY 14202
| Property Type | Mixed Use Commercial Office / Residential |
|---|---|
| Details | 22,500 sqft · built 1985 |
| Lot Size | 0.243 acres (10,580 sqft) |
| Owner | Company Name on File |
| Last Sale | $610,000 (Apr 2024) |
| Tax Bill | $11,735 (2026) |
| Deeds & Mortgages | Apr 2024 Sale |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 111.13-5-6 |
| Primary APN | 140200 111.13-5-6 |
|---|---|
| Alternative APNs |
|
| Stories | 4 Stories |
|---|---|
| Building Area | 22,500 sqft Gross Area |
| Basement Area | 10,350 sqft |
| Unfinished Basement | 10,350 sqft |
| Fire Sprinklers | Fire Sprinklers |
| Year Built | Built 1985 |
|---|---|
| Effective Year Built | Effective 1985 |
| Lot Area | 10,580 sqft (0.243 acres) |
| Lot Dimensions | 230 ft deep x 45.8 ft wide |
| Cooling System | Central |
|---|---|
| Heating Fuel | Oil |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 01560000 |
|---|---|
| Street Address | 450 MAIN ST |
| City | BUFFALO |
| State | NY |
| Zip | 14202 |
| Property Category | Commercial |
| Property Type | Commercial > Office > Mixed Use Commercial Office / Residential |
| Local Zoning Code | N-1D |
| Legal Description | 139.3O N COURT 46.50 ON PEARL |
| Legal Block | 5 |
| Legal Lot Number | 6.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 1 |
| Census Block | 1013 |
| Census Tract | 16500 |
450 Main St, a commercial property, is owned by a company that bought it in April 2024.
Source: Erie County and Buffalo City records, as of October 20, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 6431 STIRLING RD, DAVIE, FL 33314-7126 |
| Owner Type | Company |
| Vesting | Company |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Apr 10, 2024 · Amount on File |
| Deed Sale | Apr 10, 2024 · Amount on File |
| Deed Document Number | 20242024057527 |
| Deed Book / Page | 11429 / 8588 |
| Prior Transfer Date | Apr 9, 2024 |
| Prior Transfer Doc | 0114298588 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Apr 10, 2024 |
| Property Address | 450 MAIN ST, BUFFALO, NY 14202 |
| Document Number | 0114298588 |
| Book / Page | 11429 / 8588 |
| Instrument Date | Apr 9, 2024 |
| Instrument | 2024057527 |
| Transaction Type | Transfer |
| Record Updated | May 20, 2024 |
| Amount | Amount on Record |
|---|---|
| Tax | $2,440.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 6431 STIRLING RD, DAVIE, FL 33314-7126 |
The 2026 property tax bill for 450 Main St was $11,735, down 78.1% 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 | $11,735.00 (-78.15%) | ||
| 2025 | $53,700.00 (+59.43%) | $3,553,600 (+175.47%) Land $313,600 Building $3,240,000 | $3,553,600 (+69.42%) Land $313,600 Building $3,240,000 |
| 2024 | $33,683.00 (+402.51%) | $1,290,000 (-) Land $113,900 Building $1,176,100 | $2,097,561 (+13.82%) Land $185,203 Building $1,912,358 |
| 2023 | $6,703.00 | $1,290,000 Land $113,900 Building $1,176,100 | $1,842,857 Land $162,714 Building $1,680,143 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 450 Main St 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 450 Main St 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 73 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 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: Greenlight Networks, Verizon.
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