2.45-acre residential lot near Mishawaka, St. Joseph County
Vl By 13280 Pokagon, Mishawaka, IN · Parcel 710901202011000031
2025 roll, county file September 2025 · before the 2026 roll
- Acres2.45
- Land typeVacancy not verifiedNo building found, September 2025
- ZoningRSingle-family district · St Joseph County (AGOL org stjocogis) zoning map, map last edited Oct 2026
- Flood zoneX · minimal flood hazardFEMA flood map, as of Jul 2026
- WetlandsNone mappedUSFWS National Wetlands Inventory, as of Oct 2026
- Tax value (county)$5,900Assessment, trended yearly; not a market price · 2025 roll. County values this low are common for strips, rear or unbuildable pieces, land valued for farm use and lots in weak markets; it is the county's figure, not a price
- Last saleDec 2024
- Road accessHas road accessRoads: Census TIGER/Line 2025 roads with IndianaMap road centerlines, Feb 2026
- Road frontage157 ft on Pokagon StRoad map name; the county roll's address reads Vl By 13280 Pokagon
- BuildingNone on the roll
- City or townUnincorporatedSt. Joseph County
- SewerConnectedPer the county assessor's record · 2025 roll
- WaterPublicPer the county assessor's record · 2025 roll
Can I build?
- Fronts a public road
- Zoning R: rules not on file
- No FEMA flood zone or wetlands mapped
- Public sewer
Land facts
From public records and official maps, each with its source and date.
- Section, township, rangeSection 1, Township 37 North, Range 3 East, Second Principal MeridianBLM PLSS (CadNSDI), at the parcel's center · Oct 2026
- Septic (soils)Very limitedUSDA NRCS soil survey (SSURGO), septic absorption fields, version Aug 2026
- Ground elevationAbout 744–748 ft above sea level; average slope 1.2%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
Services and surroundings
What serves the area around this parcel, from federal and state maps. Area facts, not a survey of the lot.
- USDA home loan areaOutside the eligible areasHousehold income limits also apply. USDA Rural Development map, edited Jul 2023.
- Well depth nearbyMedian 62 ft (middle half 46–86 ft)From 18 well logs within 1 mi, drilled 1959–2004; water level 10 ft below ground. Area figures, not this parcel. Indiana DNR well records.
- Public land nearbyHarmony Park, 0.3 miCity land, open to the public. 56 acres. Being nearby does not give access or hunting rights. USGS protected areas map (PAD-US 4.1).
School district
Public federal records, each with its source and date.
- School districtPenn-Harris-Madison School CorporationGrades K–12 · NCES EDGE school district boundaries, school year 2024–25 (Census TIGER 2025 lines), released Mar 2026. A district, not an assigned school
District details at NCES: Penn-Harris-Madison School Corporation
Utility service areas
Public service-area maps, each with its source and date. An area, not a connection at this parcel.
- Electric service areaInside the service area of Indiana Michigan Power CompanyInvestor-owned utility · IURC electric service territories map, edited Aug 2026: a visual aid, not the legal ruling.
- Water system areaInside the service area of Mishawaka UtilitiesPublic water system IN5271009 · EPA public water system service areas, edited May 2026; boundary supplied by local government. Not a water line at the lot.
Environmental records
Public state and federal lists, each with its agency and date. Distances are from the parcel's map point; a record is not a finding about this parcel.
- Red flags10 environmental lists checked · landfills, voluntary cleanups and dry cleaners not checkedGroundwork check of public lists: Indiana Department of Environmental Management (IDEM), as of Apr 2026–Oct 2026; Indiana DNR Division of Oil and Gas / Indiana Geological and Water Survey, as of Jun 26, 2025; Indiana Geographic Information Office (from US EIA / DHS HIFLD), as of 2019; U.S. Fish and Wildlife Service, as of Aug 31, 2026; USGS Gap Analysis Project, as of 2025; U.S. EPA, as of Oct 15, 2026
- Oil and gas wellsNone within 1/4 mi of the parcel's map pointGroundwork check of public lists: Indiana DNR Division of Oil and Gas / Indiana Geological and Water Survey, as of Jun 26, 2025
Mapped ground hazards
State and federal geologic and well maps, each with its agency and date. Distances are from the parcel's map point; a mapped area is not a finding about this parcel.
- Underground coal mineNone mapped within 1/4 miIGWS: Underground coal mines (IDNR, December 2016), as of Dec 2016. Documented underground coal mines since the 1880s, from IDNR mine maps, to December 2016; outlines approximate
Free account: 25 parcel cards a day on the map, with watches and a saved search
MishawakaParcels and flood2.5%in a FEMA flood zone17,445parcels on the rollProperty tax
Indiana DLGF pay-2026 certified rates; DLGF 2025 real property roll, as of Oct 2026
- Tax rate
- 19.076 mills (Penn Township district: St. Joseph County, Penn Township, Penn-Harris-Madison-School Corporation, Mishawaka Public Library, St. Joseph Airport, pay 2026)
- Estimated annual tax
- ~$110Estimate before exemptions (homestead and other deductions, local income tax credits): the $5,900 gross assessed value × 19.076 mills
About this estimateHow the figure is made and what it leaves out
Rates: Indiana DLGF, pay 2026. The estimate is the county's taxable value times those rates, before exemptions; it is not a bill. The county treasurer's bill is the official figure.
Indiana pay-2026 taxes: second installment due November 10, 2026.
Sources: Indiana Code 6-1.1-22-9 and 6-1.1-15-1.1; the Department of Local Government Finance due dates. Checked Oct 13, 2026.
Value history
| Year | Land | Improvements | Total | Change |
|---|---|---|---|---|
| 2025 (pay 2026) | $5,900 | Not on the roll | $5,900 | -3.3% |
| 2024 (pay 2025) | $6,100 | Not on the roll | $6,100 | +8.9% |
Roll values set for property tax · Indiana DLGF parcel roll · as of Sep 2025
What land sells for nearby
Land in St. Joseph County sold for:
- Lots under 1 acre: $4,000–$6,000 a lot (11 sales, Oct 2025–Sep 2026); median $5,000
The middle half (25th to 75th percentile) and the median of arm's-length single-parcel land sales. Each size uses its own months (the shortest of 12, 24 or 36 that holds enough sales), so the sizes' counts need not add up to another figure on this page. Source: STATS Indiana sales disclosure forms, valid for trending by the county assessor, vacant land with no improvement on the parcel at the sale. Recorded sales, not an estimate of any parcel.
Local jurisdictions
- Civil townshipPenn TownshipDLGF taxing districts (IGIO Taxing_Districts_2024) on the 2025 roll's district code · Jul 30, 2024
Owner: on the county assessment roll (not shown here) · Request removal
Hazards
FEMA National Risk Index for this census tract, not this parcel. As of Dec 2025.
- Cold wave
- Relatively moderate
- Tornado
- Relatively low
- Strong wind
- Relatively low
- Hail
- Relatively low
- Winter weather
- Relatively low
- Riverine flooding
- Very low
- Heat wave
- Very low
- Lightning
- Very low
- Wildfire
- Very low
- Earthquake
- Very low
- Landslide
- Very low
- Drought
- No ratingFEMA computed no expected annual loss for this census tract; not a statement about this parcel
About these ratingsFEMA's index and what it measures
Ratings come from FEMA's National Risk Index (v1.20, planning-level) and the public federal and state maps named on each row, not a private climate model. FEMA rates each census tract from expected annual losses, community resilience and social vulnerability, for planning; it is not an assessment of this parcel.
Recorded flood claims
OpenFEMA NFIP Redacted Claims v3 · Insured buildings near this parcel, not the parcel itself, as of Sep 2026
- Claims since 1978
- Fewer than 10In this census tract
Neighborhood (Census)
Census ACS 2020–2024 5-year, as of Jan 2026
- Median household income
- $88,750± $17,160 · this block group
- Median home value (owner-reported)
- $251,100± $29,644 · this block group
- Median rent (gross)
- Census sample too small here
- Homes lived in by their owners
- 94%± 5 pts · this block group
- Median year homes were built
- 1984± 8 yr · this block group
- Average commute (one way)
- 19 min± 7 min · census tract (not published for block groups)
- Population
- 1,632± 201 · this block group
Figures for the census block group around this parcel (a few hundred homes), not this property. ± is the Census 90% margin of error; a figure comes from the larger census tract when the block group's sample is too small. This product uses Census Bureau data but is not endorsed or certified by the Census Bureau.
Nearby parcels
Land and farm parcels of 1 acre or more in St. Joseph County, nearest first.
- 55456 Currant Rd3.81 acres · Residential lot · 0.1 mi
- 55097 Currant Rd13.3 acres · Farm and timber · 0.2 mi
- 55079 Currant Rd3.16 acres · Farm and timber · 0.3 mi
- 55527 Currant Rd4.79 acres · Farm and timber · 0.3 mi
- 13282 Day Rd2.35 acres · Residential lot · 0.4 mi
- 54990 Ehman (Vl South Of) Rd2.53 acres · Residential lot · 0.4 mi
- 55150 Willow Creek Dr2.16 acres · Residential lot · 0.4 mi
- 54990 Ehman (Vl Across) Rd1.22 acres · Residential lot · 0.5 mi
Land and farm parcels of 1 acre or more in St. Joseph County: 6,199 parcel pages
About these numbersSources, county file September 2025
Tax value
Tax value: the county's yearly assessment (gross assessed value, trended every year), not a market price. County file, September 2025.
Gross assessed value (the county assessor's market value-in-use, trended every year), not a market estimate. Farmland is assessed by the state's base-rate formula, well below what farmland sells for.
Land type
No building found: county roll (2025) and building footprints (Overture Maps with Microsoft and OpenStreetMap, Sep 2026) · County assessor roll; Overture Maps 2026-09-23.1
Parcel outline
The outline and its edge lengths are measured on the parcel map the map draws; the aerial loads from the public imagery named under it.
Source
Indiana DLGF parcel roll (Indiana Gateway) and IGIO statewide parcel boundaries, county file Sep 1, 2025.
Record
Public records can be wrong; check before you act.
Parcel: 710901202011000031
Coordinates: 41.6926° N, 86.1273° W