Erie County and Lackawanna City property record for 48 Willow St, Buffalo, NY 14218
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1 ba · 1,002 sqft · built 1920 |
| Lot Size | 0.097 acres (4,200 sqft) |
| Owner | 2 Individual Names on Record |
| Tax Bill | $1,582 (2026) |
| Deeds & Mortgages | May 2019 Transfer |
| Flood Zone | Zone X (moderate risk) |
| APN | 140900 142.78-1-24 |
| Primary APN | 140900 142.78-1-24 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1 Bath |
| Stories | 1 Story |
| Building Area | 1,002 sqft Living Area |
| 1st Floor Area | 716 sqft |
| Upper Floors Area | 286 sqft |
| Year Built | Built 1920 |
|---|---|
| Effective Year Built | Effective 1920 |
| Architectural Style | Traditional |
| Exterior Material | Aluminum/Vinyl |
| Foundation Type | Raised |
| Lot Area | 4,200 sqft (0.097 acres) |
| Lot Dimensions | 105 ft deep x 40 ft wide |
| Porch | Slab |
| Porch Area | 192 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 5828 |
|---|---|
| Street Address | 48 WILLOW ST |
| City | BUFFALO |
| State | NY |
| Zip | 14218-3429 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | MR |
| Legal Description | MC579 LOT 267 FL20 T10 R8 D8 41 Y 4O X 1O5 |
| Legal Subdivision | BUFFALO CREEK RESERVATION |
| Legal Block | 1 |
| Legal Lot Number | 24.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | LACKAWANNA |
| Census Block Group | 2 |
| Census Block | 2018 |
| Census Tract | 12400 |
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 | 2 Individual Names on Record |
|---|---|
| Mailing Address | 48 WILLOW ST, BUFFALO, NY 14218-3429 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | May 8, 2019 |
| Transfer Doc | 0113442248 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | May 10, 2019 |
| Property Address | 48 WILLOW ST, BUFFALO, NY 14218-3429 |
| Document Number | 0113442248 |
| Book / Page | 011344 / 002248 |
| Instrument Date | May 8, 2019 |
| Transaction Type | Transfer |
| Record Updated | May 29, 2019 |
| Title Company | ATTORNEY ONLY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 48 WILLOW ST LACKAWANNA NY 142183429, LACKAWANNA, NY 14218-3429 |
Source: Erie County and Lackawanna City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Lackawanna City |
| Unified School District | Lackawanna City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $1,582.00 Homeowner's exemption Senior Citizen's exemption Veteran's exemption | ||
| 2025 | $65,000 (-) Land $7,100 Building $57,900 | $101,563 (+23.41%) Land $11,094 Building $90,469 | |
| 2023 | Homeowner's exemption Senior Citizen's exemption Veteran's exemption | $65,000 (-) Land $7,100 Building $57,900 | $82,300 (+13.99%) Land $8,990 Building $73,310 |
| 2022 | $65,000 Land $7,100 Building $57,900 | $72,200 Land $7,886 Building $64,314 | |
| 2021 | $677.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
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.
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.
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 |
| 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.
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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