74 Proctor Ave, Buffalo, NY 14215 Property Records

Erie County and Buffalo City property record for 74 Proctor Ave, Buffalo, NY 14215

Property Summary

Property Type	Duplex
Details	4 bd · 2 ba · 1,831 sqft · built 1920
Lot Size	0.091 acres (3,955 sqft)
Owner	Company Name on Record
Last Sale	$120,000 (Jun 2026)
Tax Bill	$509 (2026)
Deeds & Mortgages	Jun 2026 Sale
Flood Zone	Zone X (minimal risk)
APN	`140200 90.65-6-22`

Property Details

APN / Parcel Number

Primary APN	`140200 90.65-6-22`
Alternative APNs	`02000906500006022000` `08230900`

Interior

Bedrooms	4 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	1,831 sqft Total Area
1st Floor Area	1,303 sqft
Upper Floors Area	528 sqft

Exterior

Year Built	Built 1920
Effective Year Built	Effective 1920
Architectural Style	Traditional
Exterior Material	Composition/Composite
Lot Area	3,955 sqft (0.091 acres)
Lot Dimensions	113 ft deep x 35 ft wide
Garage Type	Detached
Garage Area	342 sqft
Parking Spaces	1 Parking Space

Utilities, Heating & Cooling

Heating System	Forced Air with A/C
Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Account Number	08230900
Street Address	74 PROCTOR AVE
City	BUFFALO
State	NY
Zip	14215-3314
Property Category	Residential
Property Type	Residential > Multi-Unit > Duplex
Local Zoning Code	N-3R
Legal Description	7O. W SUFFOLK
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	6
Legal Lot Number	22.000
Jurisdiction	ERIE NY
Township / Civil Division	BUFFALO
Census Block Group	3
Census Block	3001
Census Tract	4100

Owner

Source: Erie County and Buffalo 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	Company Name on Record
Mailing Address	288 LINCOLN PKWY, BUFFALO, NY 14216-3126
Owner Type	Company
Vesting	Limited Liability Company

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Jun 23, 2026 · Amount on Record
Deed Sale	Jun 23, 2026 · Amount on Record
Deed Document Number	20262026114179
Deed Book / Page	11462 / 5268
Record Updated	Oct 29, 2026

June 2026: Warranty Deed, Transfer

Document Type	Warranty Deed
Jurisdiction	ERIE NY
Recording Date	Jun 23, 2026
Property Address	74 PROCTOR AVE, BUFFALO, NY 14215-3314
Document Number	0000114179
Book / Page	11462 / 5268
Instrument Date	May 13, 2026
Instrument	2026114179
Transaction Type	Transfer
Record Updated	Oct 23, 2026

Transaction

Amount	Amount Recorded
Tax	$48,480.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	288 LINCOLN PKWY, BUFFALO, NY 14216-3126

Tax Assessment & Valuation

Source: Erie County and Buffalo City assessment roll, as of May 19, 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

Year	Tax Bill	Assessed Value	Assessed Market Value
2026	$509.00 (-61.35%)
2025	$1,317.00 (+44.88%)	$154,000 (+175%) Land $8,000 Building $146,000	$154,000 (+69.12%) Land $8,000 Building $146,000
2024	$909.00 (+212.37%)	$56,000 (-) Land $4,700 Building $51,300	$91,057 (+13.82%) Land $7,642 Building $83,415
2023	$291.00	$56,000 Land $4,700 Building $51,300	$80,000 Land $6,714 Building $73,286

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.

Flood

Source: FEMA National Flood Hazard Layer, effective November 20, 2024

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

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

Wildfire

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	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

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, 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 908 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Verizon Fiber · Fixed Wireless in parts of the area	2,300 / 2,300
Spectrum Cable · Fiber in parts of the area	1,000 / 1,000
T-Mobile Fixed Wireless	100 / 20