Erie County and Buffalo City property record for 86 Armbruster St, Buffalo, NY 14212
| Property Type | Residential Vacant Land |
|---|---|
| Lot Size | 0.136 acres (5,910 sqft) |
| Owner | Individual Name on File |
| Last Sale | $2,555 (Jan 2009) |
| Tax Bill | $22 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 140200 112.32-4-6 |
| Primary APN | 140200 112.32-4-6 |
|---|---|
| Alternative APNs |
|
| Lot Area | 5,910 sqft (0.136 acres) |
|---|---|
| Lot Dimensions | 197 ft deep x 30 ft wide |
| Porch | Porch |
| Porch Area | 132 sqft |
| Heating Fuel | Oil |
|---|---|
| Sewer | Municipal |
| Water Source | Commercial |
| Account Number | 09312600 |
|---|---|
| Street Address | 86 ARMBRUSTER ST |
| City | BUFFALO |
| State | NY |
| Zip | 14212-2003 |
| Property Category | Residential |
| Property Type | Vacant Land > Residential |
| Local Zoning Code | N-4-30 |
| Legal Description | 287.5O S BROADWAY |
| Legal Block | 4 |
| Legal Lot Number | 6.000 |
| Jurisdiction | ERIE NY |
| Township / Civil Division | BUFFALO |
| Census Block Group | 5 |
| Census Block | 5000 |
| Census Tract | 2400 |
86 Armbruster St, residential vacant land, is owned and occupied by an individual who bought it in January 2009.
Source: Erie County and Buffalo City records, as of October 20, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 86 ARMBRUSTER ST, BUFFALO, NY 14212-2003 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Jan 6, 2009 · Amount on File |
| Deed Sale | Jan 6, 2009 · Amount on File |
| Prior Sale | Sep 18, 2007 · Amount on File |
| Deed Document Number | 20092387 |
| Deed Book / Page | 11154 / 1212 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 86 Armbruster St was $22, down 60.7% from the year before.
Source: Erie County and Buffalo City assessment roll, as of May 19, 2026
| Type | Name |
|---|---|
| State | New York |
| County | Erie County |
| Municipality | Buffalo City |
| Unified School District | Buffalo City School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $22.00 (-60.71%) | ||
| 2025 | $56.00 (+47.37%) | $6,600 (+175%) Land $6,600 | $6,600 (+69.14%) Land $6,600 |
| 2024 | $38.00 (+216.67%) | $2,400 (-) Land $2,400 | $3,902 (+13.79%) Land $3,902 |
| 2023 | $12.00 | $2,400 Land $2,400 | $3,429 Land $3,429 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 86 Armbruster St 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 86 Armbruster St 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 97% of the US · lower than 96% of New York |
|---|---|
| Wildfire Likelihood | Under 0.01% annual chance |
| Exposure | Direct burnable vegetation |
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 | 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 |
| 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.
Source: FCC Broadband Data Collection, based on 500 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 Fixed Wireless | 1,000 / 75 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: GoNetspeed.
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