55 N Forest Rd, Buffalo, NY 14221 Property Records

Erie County and Amherst Town property record for 55 N Forest Rd, Buffalo, NY 14221

Property Summary

Property Type	Single Family Home
Details	3 bd · 1 ba · 1,392 sqft · built 1927
Lot Size	0.129 acres (5,600 sqft)
Owner	Individual Name on File
Last Sale	$220,000 (Dec 2025)
Tax Bill	$4,239 (2026)
Deeds & Mortgages	Dec 2025 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`142289 80.08-7-3`

Property Details

APN / Parcel Number

Primary APN	`142289 80.08-7-3`
Alternative APN	`22890800800007003000`

Interior

Bedrooms	3 Beds
Full Baths	1 Bath
Stories	2 Stories
Building Area	1,392 sqft Living Area
1st Floor Area	832 sqft
2nd Floor Area	560 sqft

Exterior

Year Built	Built 1927
Effective Year Built	Effective 1927
Architectural Style	Traditional
Exterior Material	Composition/Composite
Lot Area	5,600 sqft (0.129 acres)
Lot Dimensions	139 ft deep x 40 ft wide
Porch	Porch
Porch Area	120 sqft

Utilities, Heating & Cooling

Heating System	Hot Water
Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Street Address	55 N FOREST RD
City	BUFFALO
State	NY
Zip	14221-5229
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	7
Legal Lot Number	3.000
Jurisdiction	ERIE NY
Township / Civil Division	AMHERST
Census Block Group	2
Census Block	2011
Census Tract	9402

Owner

55 N Forest Rd is owned and occupied by an individual who bought it in December 2025.

Source: Erie County and Amherst Town records, as of October 20, 2026

Owner of Record	Individual Name on File
Mailing Address	55 N FOREST RD, BUFFALO, NY 14221-5229
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Individual(s)

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Dec 23, 2025 · Amount on File
Deed Sale	Dec 23, 2025 · Amount on File
Prior Sale	Apr 3, 2013 · Amount on File
Deed Document Number	2025233423
Deed Book / Page	11455 / 1144
Prior Transfer Date	Dec 17, 2025
Prior Transfer Doc	0114551144
Record Updated	Oct 29, 2026

December 2025: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Dec 23, 2025
Property Address	55 N FOREST RD, BUFFALO, NY 14221-5229
Document Number	0114551144
Book / Page	11455 / 1144
Instrument Date	Dec 17, 2025
Instrument	2025233423
Transaction Type	Transfer
Record Updated	Feb 16, 2026
Title Company	CHICAGO TITLE COMPANY, CHICAGO TITLE INSURANCE CO

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$880.00
Amount Accuracy	Full Amount Stated

Transferred From (Grantor/Seller)

Name	Verified Name
Address	743 LONGMEADOW RD, BUFFALO, NY 14226-2503

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	55 N FOREST RD, AMHERST, NY 14221-5229

Mortgage

Document Number	0141851224
Date	Dec 23, 2025
Instrument	14185/1224

Lender

Name	M & T BANK
Type	Bank

Agreement

Type	FHA Mortgage
Amount	Amount on Record
Term	361 Months
Due	Jan 1, 2056

Tax Assessment & Valuation

The 2026 property tax bill for 55 N Forest Rd was $4,239, up 121.2% from the year before.

Source: Erie County and Amherst Town assessment roll, as of May 19, 2026

Property Jurisdictions

Type	Name
State	New York
County	Erie County
County Subdivision	Amherst Town
Unified School District	Williamsville Central School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$4,239.00 (+121.24%)
2025	$1,916.00 (-54.27%)	$197,000 (-) Land $25,000 Building $172,000	$199,000 (+1.02%) Land $25,254 Building $173,746
2024	$4,190.00	$197,000 (+79.09%) Land $25,000 Building $172,000	$197,000 (+11.04%) Land $25,000 Building $172,000
2023		$110,000 Land $20,800 Building $89,200	$177,419 Land $33,548 Building $143,871
2019	$3,477.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 55 N Forest Rd in Zone X, an area of minimal flood risk, though there have been 2 flood claims nearby since 1979.

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
Community Rating System	Class 8 (10% premium discount)
Nearby Flood Policies	2 in force
Nearby Flood Claims	2 (1979–1985)
Most Recent Claim	Feb 1985 · river or lake flooding

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

The area around 55 N Forest Rd 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.

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 328 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
T-Mobile Fixed Wireless	100 / 20