St. Joseph County property record for 118 W Hoffman St, Three Rivers, MI 49093
| Property Type | Single Family Home |
|---|---|
| Details | 2 bd · 1 ba · 1,020 sqft |
| Lot Size | 0.12 acres (5,227 sqft) |
| Owner | Individual Name on File |
| Last Sale | $153,000 (May 2026) |
| Tax Bill | $2,553 (2025) |
| Deeds & Mortgages | May 2026 Sale & Mortgage Dec 2025 Line of Credit + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 051-145-329-00 |
| Primary APN | 051-145-329-00 |
|---|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 1 Bath |
| Building Area | 1,020 sqft Living Area |
| 1st Floor Area | 1,020 sqft |
| Basement Area | 1,020 sqft |
| Unfinished Basement | 1,020 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Architectural Style | Ranch |
|---|---|
| Lot Area | 5,227 sqft (0.12 acres) |
| Lot Dimensions | 69.8 ft deep x 75 ft wide |
| Garage Area | 336 sqft |
| Parking Spaces | 1 Parking Space |
| Cooling System | HVAC |
|---|---|
| Heating System | HVAC |
| Street Address | 118 W HOFFMAN ST |
|---|---|
| City | THREE RIVERS |
| State | MI |
| Zip | 49093-2327 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R-2 |
| Legal Description | W 75 FT OF N 1/2 NW 1/4 BLK 30. CITY OF THREE RIVERS. |
| Legal Subdivision | CITY OF THREE RIVERS |
| Legal Block | 30 |
| Jurisdiction | ST JOSEPH MI |
| Township / Civil Division | THREE RIVERS |
| Census Block Group | 3 |
| Census Block | 3025 |
| Census Tract | 40100 |
118 W Hoffman St is owned by an individual who bought it in May 2026.
Source: St. Joseph County records, as of August 24, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 23619 COUNTY RD E, ELKHART, IN 46514 |
| Owner Type | Individual |
| Vesting | Unmarried Woman |
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 |
|---|---|
| May 11, 2026 | Warranty Deed, Transfer · FHA Mortgage CROSSCOUNTRY MORTGAGE |
| Dec 26, 2025 | Intrafamily Transfer, Transfer · Line of Credit ARBOR FINANCIAL CU |
| Nov 4, 2015 | Warranty Deed, Transfer · Conventional Mortgage AMERIFIRST FINANCIAL CORP |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | May 11, 2026 · Amount on File |
| Deed Sale | May 11, 2026 · Amount on File |
| Prior Sale | Nov 4, 2015 · Amount on File |
| Deed Document Number | 20263959 |
| Prior Transfer Date | Dec 1, 2004 |
| Prior Transfer Doc | 1288/0367 |
| Record Updated | Oct 29, 2026 |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ST JOSEPH MI |
| Recording Date | May 11, 2026 |
| Property Address | 118 W HOFFMAN ST, THREE RIVERS, MI 49093-2327 |
| Document Number | 0000003959 |
| Instrument Date | May 6, 2026 |
| Instrument | 2026.3959 |
| Transaction Type | Transfer |
| Record Updated | May 20, 2026 |
| Title Company | EVONS TITLE, DEVON TITLE |
| Amount | Amount on Record |
|---|---|
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $115,897.50 |
| Amount Accuracy | Calculated from Transfer Tax |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|
| Document Number | 0000003960, |
|---|---|
| Date | May 11, 2026 |
| Instrument | 2026..3960 |
| Name | CROSSCOUNTRY MORTGAGE |
|---|
| Type | FHA Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 301 Months |
| Due | Jun 1, 2051 |
| Rate | 6.38% |
|---|---|
| Max Rate | -1% |
| Document Number | 0000003961, |
|---|---|
| Date | May 11, 2026 |
| Instrument | 2026.3961 |
| Name | CROSSCOUNTRY MORTGAGE |
|---|
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 10 Months |
| Due | Jun 1, 2036 |
| Rate | 6.38% |
|---|---|
| Max Rate | -1% |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | ST JOSEPH MI |
| Recording Date | Dec 26, 2025 |
| Property Address | 118 W HOFFMAN ST, THREE RIVERS, MI 49093-2327 |
| Document Number | 2025010032 |
| Map Reference | LB F PG 28 |
| Instrument Date | Dec 18, 2025 |
| Instrument | 2025010032 |
| Transaction Type | Transfer |
| Record Updated | Jan 12, 2026 |
| Title Company | LIGHTHOUSE TITLE AGENCY, LIGHTHOUSE TTL AGCY ARBOR LL |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 118 W HOFFMAN ST, THREE RIVERS, MI 49093-2327 |
| Name | Verified Name |
|---|---|
| Relationship | Tenants in Severalty |
| Address | 118 W HOFFMAN ST, THREE RIVERS, MI 49093-2327 |
| Document Number | 2025010033 |
|---|---|
| Date | Dec 26, 2025 |
| Instrument | 2025010033 |
| Name | ARBOR FINANCIAL CU |
|---|---|
| Type | Credit Union |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Term | 240 Months |
| Due | Dec 25, 2045 |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | ST JOSEPH MI |
| Recording Date | Nov 4, 2015 |
| Property Address | 118 W HOFFMAN ST, THREE RIVERS, MI 49093-2327 |
| Document Number | 1802/0930 |
| Book / Page | 1802 / 0930 |
| Map Reference | LB F PG28 |
| Instrument Date | Oct 30, 2015 |
| Transaction Type | Transfer |
| Record Updated | Jul 22, 2021 |
| Title Company | PATRIOT ABSTRACT, PATRICK ABSTRACT |
| Amount | Amount on Record |
|---|---|
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $602.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 56720 CHIPPEWA DR, 56720, THREE RIVERS, MI 49093-8014 |
| Name | Verified Name |
|---|---|
| Address | 225 HEATHER LN APT 13, 13, THREE RIVERS, MI 49093-2825 |
| Document Number | 01802/0931 |
|---|---|
| Date | Nov 4, 2015 |
| Book Page | 1802/0931 |
| Name | AMERIFIRST FINANCIAL CORP |
|---|---|
| Type | Funding / Finance Company |
| Address | PORTAGE, MI 49002 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Nov 1, 2045 |
The 2025 property tax bill for 118 W Hoffman St was $2,553, up 2.9% from the year before.
Source: St. Joseph County assessment roll, as of July 24, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | St. Joseph County |
| Municipality | Three Rivers City |
| Unified School District | Three Rivers Community Schools (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $68,100 (+9.13%) Land $3,500 Building $64,600 | $136,200 (+9.13%) Land $7,000 Building $129,200 | |
| 2025 | $2,553.00 (+2.94%) | $62,400 Land $3,500 Building $58,900 | $124,800 Land $7,000 Building $117,800 |
| 2024 | $2,480.00 | ||
| 2023 | $49,300 Land $3,400 Building $45,900 | $98,600 Land $6,800 Building $91,800 | |
| 2022 | $2,250.00 |
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 118 W Hoffman St in Zone X, an area of minimal flood risk, though there have been 5 flood claims nearby since 1982.
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 | 1 in force |
| Nearby Flood Claims | 5 (1982–2020) |
| Most Recent Claim | May 2020 · 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 risk around 118 W Hoffman St 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 | 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 | THREE RIVERS serves 7,905 people · EPA ID MI0006610 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Apr 2025 |
| Lead | 4 ppb (2026) 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. The service area is an EPA estimate; the actual supplier may differ.
Source: FCC Broadband Data Collection, based on 215 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Surf Internet Fiber | 8,000 / 8,000 |
| Frontier Fiber | 7,000 / 7,000 |
| Xfinity Cable | 2,000 / 250 |
| Verizon Fixed Wireless | 300 / 20 |
| Mercury Fiber Fixed Wireless | 150 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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