Cass County property record for 16046 Higgins St, Marcellus, MI 49067
| Property Type | Single Family Home |
|---|---|
| Details | 6 bd · 2 ba · 1,904 sqft · built 1996 |
| Lot Size | 0.4 acres (17,424 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $70,000 (Jun 2017) |
| Tax Bill | $1,406 (2025) |
| Deeds & Mortgages | Jul 2026 Mortgage Jun 2017 Sale & Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 14-140-100-011-00 |
| Primary APN | 14-140-100-011-00 |
|---|
| Bedrooms | 6 Beds |
|---|---|
| Full Baths | 2 Baths |
| Building Area | 1,904 sqft Building Perimeter |
| 1st Floor Area | 1,904 sqft |
| Basement Area | 1,904 sqft |
| Unfinished Basement | 1,904 sqft |
| Year Built | Built 1996 |
|---|---|
| Effective Year Built | Effective 1996 |
| Lot Area | 17,424 sqft (0.4 acres) |
| Street Address | 16046 HIGGINS ST |
|---|---|
| City | MARCELLUS |
| State | MI |
| Zip | 49067-9534 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | . 420 5-14 377-406 359-625 LOTS 22 & 23 VILLAGE OF WAKELEE. |
| Legal Subdivision | VILLAGE OF WAKELEE |
| Legal Lot Number | 22,23 |
| Jurisdiction | CASS MI |
| Township / Civil Division | VOLINIA |
| Census Block Group | 1 |
| Census Block | 1092 |
| Census Tract | 1701 |
16046 Higgins St is owned and occupied by two individuals who bought it in June 2017.
Source: Cass County records, as of October 1, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 16046 HIGGINS ST, MARCELLUS, MI 49067-9534 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Tenants in Common |
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 |
|---|---|
| Jul 16, 2026 | Deed of Trust, Mortgage · FHA Mortgage MORTGAGE CONNECT |
| Jun 30, 2017 | Warranty Deed, Transfer · FHA Mortgage RUOFF MORTGAGE COMPANY INC |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Jun 30, 2017 · Amount on File |
| Deed Sale | Jun 30, 2017 · Amount on File |
| Prior Sale | Jul 1, 2009 · Amount on File |
| Deed Book / Page | 1125 / 457 |
| Prior Transfer Date | Feb 3, 2009 |
| Prior Transfer Doc | 00989/1261 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | CASS MI |
| Recording Date | Jul 16, 2026 |
| Property Address | 16046 HIGGINS ST, MARCELLUS, MI 49067-9534 |
| Document Number | 0000033592 |
| Book / Page | 1279 / 1347 |
| Instrument Date | May 29, 2026 |
| Instrument | 202633592 |
| Transaction Type | Mortgage |
| Record Updated | Aug 7, 2026 |
| Title Company | MORTGAGE CONNECT |
| Name | Verified Name |
|---|---|
| Address | 16046 HIGGINS ST, MARCELLUS, MI 49067-9534 |
| Document Number | 0000033592, |
|---|---|
| Date | Jul 16, 2026 |
| Book Page | 1279/1347 |
| Instrument | 202633592 |
| Type | FHA Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 252 Months |
| Due | Jul 1, 2047 |
| Rate | 6.3% |
|---|---|
| Max Rate | -1% |
| Document Type | Warranty Deed |
|---|---|
| Jurisdiction | CASS MI |
| Recording Date | Jun 30, 2017 |
| Property Address | 16046 HIGGINS ST, MARCELLUS, MI 49067-9534 |
| Document Number | 01125/0457 |
| Book / Page | 1125 / 0457 |
| Map Reference | LB42 PG504 |
| Instrument Date | Jun 23, 2017 |
| Transaction Type | Transfer |
| Record Updated | Aug 12, 2022 |
| Title Company | E-CHICAGO TITLE, CHICAGO TITLE |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $602.00 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|---|
| Address | 16046 HIGGINS ST, 16046, MARCELLUS, MI 49067-9534 |
| Name | Verified Name |
|---|---|
| Address | 16046 HIGGINS ST, MARCELLUS, MI 49067-9534 |
| Document Number | 0011250459 |
|---|---|
| Date | Jun 30, 2017 |
| Instrument | 1125/0459 |
| Name | RUOFF MORTGAGE COMPANY INC |
|---|---|
| Type | Mortgage Company |
| Type | FHA Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Jul 1, 2047 |
The 2025 property tax bill for 16046 Higgins St was $1,406 with a homeowner's exemption.
Source: Cass County assessment roll, as of October 1, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Cass County |
| County Subdivision | Volinia Township |
| Unified School District | Marcellus Community Schools (KG - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $70,600 (+4.13%) Land $70,600 | $141,200 (+4.13%) Land $141,200 | |
| 2025 | $1,406.00 Homeowner's exemption | $67,800 Land $67,800 | $135,600 Land $135,600 |
| 2023 | $57,100 | $114,200 | |
| 2022 | $1,109.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 16046 Higgins St in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective September 5, 2007
| 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 16046 Higgins 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 | Indirect within ember reach |
| Adjoins Burnable Land | Yes |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 28 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Midwest Energy & Communications Fiber | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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