St. Joseph County property record for 11196 Lucas Rd, Three Rivers, MI 49093
| Property Type | Single Family Home |
|---|---|
| Lot Size | 75.1 acres (3,274,405 sqft) |
| Owner | Company Name on File |
| Tax Bill | $8,813 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 004-008-006-02 |
| Primary APN | 004-008-006-02 |
|---|
| Lot Area | 3,274,405 sqft (75.1 acres) |
|---|---|
| Lot Dimensions | 200 ft deep x 800 ft wide |
| Street Address | 11196 LUCAS RD |
|---|---|
| City | THREE RIVERS |
| State | MI |
| Zip | 49093 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | W 1/2 OF NW FRL 1/4 SEC 8 T6S R12W. EXC N 9 RDS OF W 9 RDS THEREOF. ALSO COM NW COR SD SEC TH S 00D 56M 38S W (REC S 01D 27M |
| Legal Range | 12W |
| Legal Township | 06S |
| Legal Section | 08 |
| Jurisdiction | ST JOSEPH MI |
| Township / Civil Division | FABIUS |
| Census Block Group | 2 |
| Census Block | 2004 |
| Census Tract | 41102 |
11196 Lucas Rd, a single family home, is owned by a company.
Source: St. Joseph County records, as of July 24, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 57732 LONE TREE RD, THREE RIVERS, MI 49093-9549 |
| 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.
| Deed Names | Name on Deed |
|---|---|
| Record Updated | Sep 20, 2026 |
The 2025 property tax bill for 11196 Lucas Rd was $8,813.
Source: St. Joseph County assessment roll, as of July 24, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | St. Joseph County |
| County Subdivision | Fabius Township |
| Unified School District | Three Rivers Community Schools (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $891,700 Land $889,100 Building $2,600 | $1,783,400 Land $1,778,200 Building $5,200 | |
| 2025 | $8,813.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 11196 Lucas Rd in Zone X, an area of minimal flood risk, though there have been 2 flood claims nearby since 2008.
Source: FEMA National Flood Hazard Layer, effective June 4, 2010 · 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 |
| Nearby Flood Policies | 5 in force |
| Nearby Flood Claims | 2 (2008) |
| Most Recent Claim | Feb 2008 · rainfall accumulation |
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 risk around 11196 Lucas Rd is low, with 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 80% of the US · above 51% of Michigan |
|---|---|
| Wildfire Likelihood | 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: FCC Broadband Data Collection, based on 63 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 1,200 / 35 |
| Starlink Satellite | 280 / 30 |
4G LTE (outdoors only), no 5G reported
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