91 N Forest Rd, Buffalo, NY 14221 Property Records

Erie County and Amherst Town property record for 91 N Forest Rd, Buffalo, NY 14221

Property Summary

Property Type	Mixed Use Commercial Office / Residential
Details	1,648 sqft · built 1989
Lot Size	0.25 acres (10,890 sqft)
Owner	Company Name on File
Last Sale	$95,087 (Jul 2018)
Tax Bill	$6,206 (2026)
Deeds & Mortgages	Jul 2018 Sale
Flood Zone	Zone X (minimal risk)
APN	`142289 68.20-9-26.11`

Property Details

APN / Parcel Number

Primary APN	`142289 68.20-9-26.11`
Alternative APN	`22890682000009026110`

Interior

Units	3 Units
Stories	2 Stories
Building Area	1,648 sqft Gross Area

Exterior

Year Built	Built 1989
Effective Year Built	Effective 1998
Lot Area	10,890 sqft (0.25 acres)
Lot Dimensions	115 ft deep x 95 ft wide
Porch	Slab
Porch Area	104 sqft

Utilities, Heating & Cooling

Heating Fuel	Oil
Sewer	Municipal
Water Source	Commercial

Location & Zoning

Street Address	91 N FOREST RD
City	BUFFALO
State	NY
Zip	14221-5279
Property Category	Commercial
Property Type	Commercial > Office > Mixed Use Commercial Office / Residential
Legal Description	8 12 7
Legal Subdivision	HOLLAND LAND COMPANYS SURVEY
Legal Block	9
Legal Lot Number	26.110
Jurisdiction	ERIE NY
Township / Civil Division	AMHERST
Census Block Group	2
Census Block	2011
Census Tract	9402

Owner

91 N Forest Rd, a commercial property, is owned by a company that bought it in July 2018.

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

Owner of Record	Company Name on File
Mailing Address	91 N FOREST RD, BUFFALO, NY 14221-5279
Owner Type	Company
Vesting	Company

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	Jul 25, 2018 · Amount on File
Deed Sale	Jul 25, 2018 · Amount on File
Deed Document Number	2018147773
Deed Book / Page	11332 / 2307
Record Updated	Oct 29, 2026

July 2018: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	ERIE NY
Recording Date	Jul 25, 2018
Property Address	91 N FOREST RD, BUFFALO, NY 14221-5279
Document Number	0113322307
Book / Page	011332 / 002307
Instrument Date	Apr 25, 2018
Transaction Type	Transfer
Record Updated	Mar 25, 2019

Transaction

Amount	Amount on Record
Tax	$95.09
Amount Accuracy	Confirmed
Additional	Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	91 N FOREST RD WILLIAMSVILLE NY 142215229, WILLIAMSVILLE, NY 14221-5229

Tax Assessment & Valuation

The 2026 property tax bill for 91 N Forest Rd was $6,206, up 136.7% 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	$6,206.00 (+136.69%)
2025	$2,622.00 (-56.69%)	$300,000 (-) Land $140,000 Building $160,000	$303,000 (+1%) Land $141,400 Building $161,600
2024	$6,054.00	$300,000 (+71.43%) Land $140,000 Building $160,000	$300,000 (+6.29%) Land $140,000 Building $160,000
2023		$175,000 Land $50,000 Building $125,000	$282,258 Land $80,645 Building $201,613
2019	$5,104.00

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

Flood

FEMA maps place 91 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

Wildfire risk around 91 N 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 97% of the US · lower than 96% 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.

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 245 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	980 / 880
T-Mobile Fixed Wireless	100 / 20