840 Black River Rd, Bangor, MI 49013 Property Records

Van Buren County property record for 840 Black River Rd, Bangor, MI 49013

Property Summary

Property Type	Single Family Home
Details	2 ba · 2,116 sqft · built 1994
Lot Size	4.3 acres (187,308 sqft)
Owner	2 Individual Names on File
Last Sale	$3,488 (Jun 2022)
Tax Bill	$4,366 (2025)
Deeds & Mortgages	Jun 2022 Transfer Oct 2021 Sale
Flood Zone	Zone AE (high risk)
APN	`80-54-801-034-01`

Property Details

APN / Parcel Number

Primary APN	`80-54-801-034-01`

Interior

Full Baths	2 Baths
Stories	1 Story
Building Area	2,116 sqft Living Area
1st Floor Area	2,116 sqft
Basement Area	2,116 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1994
Effective Year Built	Effective 1994
Lot Area	187,308 sqft (4.3 acres)
Garage Area	576 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Heating System	Forced Air with A/C

Location & Zoning

Street Address	840 BLACK RIVER RD
City	BANGOR
State	MI
Zip	49013-1174
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	R1
Legal Description	995-A1 1-2-16 COM AT S 1/4 PT OF SEC, TH N 88 DEG 31' 05"W ON S SEC L 412.51' TO CEN L OF BLACK RIVER ROAD, TH N 57 DEG
Jurisdiction	VAN BUREN MI
Township / Civil Division	BANGOR
Census Block Group	2
Census Block	2027
Census Tract	12001

Owner

840 Black River Rd is owned and occupied by two individuals who bought it in June 2022.

Source: Van Buren County records, as of August 31, 2026

Owner of Record	2 Individual Names on File
Mailing Address	840 BLACK RIVER RD, BANGOR, MI 49013-1174
Occupancy	Owner Occupied
Owner Type	Individual

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

Date	Document
Jun 6, 2022	Quit Claim Deed, Transfer Quitclaim
Oct 26, 2021	Quit Claim Deed, Transfer Quitclaim

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Jun 6, 2022 · Amount on File
Deed Sale	Jun 6, 2022 · Amount on File
Prior Sale	Oct 26, 2021 · Amount on File
Deed Document Number	20223420581
Deed Book / Page	1739 / 240
Prior Transfer Date	May 23, 2022
Prior Transfer Doc	001739/240
Record Updated	Oct 29, 2026

June 2022: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	VAN BUREN MI
Recording Date	Jun 6, 2022
Property Address	840 BLACK RIVER RD, BANGOR, MI 49013-1174
Document Number	001739/240
Book / Page	1739 / 240
Instrument Date	May 23, 2022
Transaction Type	Transfer
Record Updated	Jun 22, 2022

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name
Address	3507 S BOB O LINK LN, 3507, APPLETON, WI 54915-4559

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	840 BLACK RIVER RD, BANGOR, MI 49013-1174

October 2021: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	VAN BUREN MI
Recording Date	Oct 26, 2021
Property Address	840 BLACK RIVER RD, BANGOR, MI 49013-1174
Document Number	0001728/69
Book / Page	1728 / 69
Instrument Date	Aug 24, 2021
Transaction Type	Transfer
Record Updated	Jun 22, 2022

Transaction

Amount	Amount on Record
Tax	$602.00
Amount Accuracy	Full Amount Stated
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name
Address	840 BLACK RIVER RD, 840, BANGOR, MI 49013-1174

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Tenants by the Entirety
Address	PO BOX 626, BANGOR, MI 49013

Tax Assessment & Valuation

The 2025 property tax bill for 840 Black River Rd was $4,366 with a homeowner's exemption, up 2.2% from the year before.

Source: Van Buren County assessment roll, as of August 31, 2026

Property Jurisdictions

Type	Name
State	Michigan
Municipality	Bangor City
County	Van Buren County
Unified School District	Bangor Public Schools (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$119,000 (+7.59%)	$238,000 (+7.59%)
2025	$4,366.00 (+2.15%) Homeowner's exemption	$110,600 Land $46,800 Building $63,800	$221,200 Land $93,600 Building $127,600
2024	$4,274.00
2023		$79,200	$158,400
2020	$3,255.00

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

Flood

FEMA maps place 840 Black River Rd in Zone AE, a high-risk flood area within the regulatory floodway; flood insurance is required for federally backed loans.

Source: FEMA National Flood Hazard Layer, effective June 9, 2026

FEMA Flood Zone	Zone AE high risk
100-Year Floodplain	Yes 1% annual chance
Floodway	Yes
Base Flood Elevation	Varies along the reach; see FIRM
Flood Insurance Requirement	Required federally backed loans

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

Wildfire risk around 840 Black River 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.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	BANGOR serves 2,000 people · EPA ID MI0000380
Water Source	Groundwater
Last State Inspection	Feb 2024
Lead	Under 1 ppb (2021–2023) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	6 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 26 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Frontier Fiber	7,000 / 7,000
Xfinity Cable	1,200 / 35
Midwest Energy & Communications Fiber	1,000 / 1,000

May also be available: T-Mobile, Verizon.

Cell Coverage

5G (outdoors only) and 4G LTE

Nearby Properties on Black River Rd

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