452 Sherman St, Buffalo, NY 14211 Property Records

Erie County and Buffalo City property record for 452 Sherman St, Buffalo, NY 14211

Property Summary

Property Type	Residential Vacant Land
Lot Size	0.106 acres (4,620 sqft)
Owner	2 Company Names on File
Tax Bill	$52 (2019)
Flood Zone	Zone X (minimal risk)
APN	`140200 111.27-1-11`

Property Details

APN / Parcel Number

Primary APN	`140200 111.27-1-11`
Alternative APNs	`02001112700001011000` `02526300`

Exterior

Lot Area	4,620 sqft (0.106 acres)
Lot Dimensions	132 ft deep x 35 ft wide

Utilities, Heating & Cooling

Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Account Number	02526300
Street Address	452 SHERMAN ST
City	BUFFALO
State	NY
Zip	14211-3126
Property Category	Residential
Property Type	Vacant Land > Residential
Local Zoning Code	N-3R
Legal Description	1O61.3O S GENESEE
Legal Block	1
Legal Lot Number	11.000
Jurisdiction	ERIE NY
Township / Civil Division	BUFFALO
Census Block Group	4
Census Block	4000
Census Tract	16600

Owner

Source: Erie County and Buffalo City records · APN 140200 111.27-1-11

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	2 Company Names on File
Mailing Address	65 NIAGARA SQ, 905, BUFFALO, NY 14202-3309
Owner Type	Company
Vesting	Government

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	2 Verified Names on Deed
Record Updated	Jun 08, 2026

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 and are not market price estimates.

Year	Tax Bill	Assessed Value	Assessed Market Value
2025		$6,100 (+165.22%) Land $6,100	$6,100 (+85.64%) Land $6,100
2023		$2,300 Land $2,300	$3,286 Land $3,286
2019	$52.00

Flood & Wildfire

Source: FEMA National Flood Hazard Layer as of November 20, 2024 · FEMA NFIP claims and policies as of September 2026 · 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
Community Rating System	Class 10 (0% premium discount)
Nearby Flood Policies	1 in force

Wildfire

Wildfire Risk	Low lower than 98% of the US · lower than 97.9% of New York
Wildfire Likelihood	Under 0.01% annual chance
Exposure	Direct burnable vegetation at the parcel

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.

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

Based on FCC filings for 598 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.