Erie County and Amherst Town property record for 84 S Forest Rd, Buffalo, NY 14221
| Property Type | Duplex |
|---|---|
| Details | 5 bd · 2 ba · 1,742 sqft · built 1882 |
| Lot Size | 0.445 acres (19,320 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $355,000 (Sep 2023) |
| Tax Bill | $7,626 (2026) |
| Deeds & Mortgages | Sep 2023 Sale & Mortgage Aug 2018 Second Mortgage + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 142289 80.12-1-2 |
| Primary APN | 142289 80.12-1-2 |
|---|---|
| Alternative APN |
|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 2 Stories |
| Building Area | 1,742 sqft Total Area |
| 1st Floor Area | 697 sqft |
| 2nd Floor Area | 697 sqft |
| Upper Floors Area | 348 sqft |
| Year Built | Built 1882 |
|---|---|
| Effective Year Built | Effective 1882 |
| Architectural Style | Traditional |
| Exterior Material | Aluminum/Vinyl |
| Lot Area | 19,320 sqft (0.445 acres) |
| Lot Dimensions | 322 ft deep x 60 ft wide |
| Garage Type | Detached |
| Garage Area | 384 sqft |
| Parking Spaces | 1 Parking Space |
| Porch | Slab |
| Porch Area | 105 sqft |
| Heating System | Forced Air with A/C |
|---|---|
| Heating Fuel | Gas |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 84 S FOREST RD |
|---|---|
| City | BUFFALO |
| State | NY |
| Zip | 14221-6426 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Legal Subdivision | HOLLAND LAND COMPANYS SURVEY |
| Legal Block | 1 |
| Legal Lot Number | 2.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | AMHERST |
| Census Block Group | 2 |
| Census Block | 2001 |
| Census Tract | 9504 |
84 S Forest Rd, a duplex, is owned by two individuals who bought it in September 2023.
Source: Erie County and Amherst Town records, as of October 20, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 4054 CAPSTONE CIR, BUFFALO, NY 14221-7389 |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Date | Document |
|---|---|
| Sep 5, 2023 | Warranty Deed, Transfer · Conventional Mortgage KEY BANK NA |
| Aug 8, 2018 | Deed of Trust, Mortgage · Stand-Alone Second Mortgage NORTHWEST BANK |
| May 24, 2019 | Deed of Trust, Mortgage · Stand-Alone Second Mortgage NORTHWEST BANK |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Sep 5, 2023 · Amount on File |
| Deed Sale | Sep 5, 2023 · Amount on File |
| Deed Document Number | 2023152898 |
| Deed Book / Page | 11421 / 4740 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ERIE NY |
| Recording Date | Sep 5, 2023 |
| Property Address | 84 S FOREST RD, WILLIAMSVILLE, NY 14221-6426 |
| Document Number | 0114214740 |
| Book / Page | 11421 / 4740 |
| Instrument Date | Aug 15, 2023 |
| Instrument | 2023152898 |
| Transaction Type | Transfer |
| Record Updated | Oct 20, 2023 |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $1,420.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 94 S FOREST RD, WILLIAMSVILLE, NY 14221-6426 |
| Name | Verified Name |
|---|---|
| Relationship | Tenants in Common |
| Address | 4054 CAPSTONE CIR, WILLIAMSVILLE, NY 14221-7389 |
| Document Number | 0141026659 |
|---|---|
| Date | Sep 5, 2023 |
| Instrument | 14102/6659 |
| Name | KEY BANK NA |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Sep 1, 2053 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 84 S FOREST RD, WILLIAMSVILLE, NY 14221-6426 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Name | Verified Name |
|---|
| Document Number | 0138657309 |
|---|---|
| Date | Aug 8, 2018 |
| Book Page | 13865/7309 |
| Instrument | 2018157540 |
| Name | NORTHWEST BANK |
|---|---|
| Type | Bank |
| Address | WARREN, PA 16365 |
| Type | Stand-Alone Second Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 179 Months |
| Due | Jul 24, 2033 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | ERIE NY |
| Property Address | 84 S FOREST RD, WILLIAMSVILLE, NY 14221-6426 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Name | Verified Name |
|---|
| Document Number | 0138970625 |
|---|---|
| Date | May 24, 2019 |
| Book Page | 13897/0625 |
| Instrument | 2019102837 |
| Name | NORTHWEST BANK |
|---|---|
| Type | Bank |
| Address | WARREN, PA 16365 |
| Type | Stand-Alone Second Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 170 Months |
| Due | Jul 24, 2033 |
The 2026 property tax bill for 84 S Forest Rd was $7,626, up 141.5% from the year before.
Source: Erie County and Amherst Town assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| County Subdivision | Amherst Town |
| Unified School District | Williamsville Central School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $7,626.00 (+141.48%) | ||
| 2025 | $3,158.00 (-52.19%) | $355,000 (-) Land $69,200 Building $285,800 | $358,600 (+1.01%) Land $69,902 Building $288,698 |
| 2024 | $6,606.00 | $355,000 (+133.55%) Land $69,200 Building $285,800 | $355,000 (+44.8%) Land $69,200 Building $285,800 |
| 2023 | $152,000 (-) Land $34,800 Building $117,200 | $245,161 (+19.36%) Land $56,129 Building $189,032 | |
| 2022 | $152,000 Land $34,800 Building $117,200 | $205,400 Land $47,026 Building $158,374 | |
| 2019 | $2,680.00 |
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.
FEMA maps place 84 S Forest Rd in Zone X, an area of minimal flood risk.
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 risk around 84 S Forest Rd is low, with less than a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 98% of the US · lower than 97.9% 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 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 |
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