Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Industrial Facility Near I-94 Title is generated by Realmo AI

    2245 Pipestone Road, Benton Harbor, MI 49022

    View on Map
    Claim this Listing
    For Lease
    $4 SF/Yr $4,480/Mo (calc)

    COMMERCIAL - Benton Harbor, MI

    Property size:
    13,440 SF
    Lot size:
    40.84 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    53
    Last Refresh:
    Jun 1 at 6:06 pm

    Property Features for 2245 Pipestone Road

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Fireplace
    1
    Standard status
    Active
    APN
    03-0033-0011-15-6
    Size
    13,440 SF
    Lot size
    40.84 Acres

    Taxes and HOA fees

    Tax Description
    On file.

    Utilities

    Utilities
    Cable Available
    Heating system
    Forced Air

    Building Details

    Year built
    1957

    We can help!

    Listing Contact
    Dane L Davis

    Listing agent Dane L Davis License #6502376827

    Listing office NAI Wisinski of West Michigan 650 Trade Centre Way, Ste 130, Kalamazoo, MI

    Listing date Apr 10, 2026

    MLS# 26014754

    Copyright © 2026 Michigan Regional Information Center, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Approximately 13,440 SF heavy industrial facility.
    • High power and clearance height suitable for manufacturing, warehousing, or logistics.
    • Proximity to I‑94/Pipestone interchange for efficient regional distribution.
    • Versatile layout.
    • Convenient connectivity for employees, customers, and suppliers.
    • Forced air heating.

    Overview

    This approximately 13,440 SF heavy industrial facility offers a versatile layout suitable for manufacturing, warehousing, or logistics. The property is positioned for performance with high power and clearance height. Its location near the I-94/Pipestone interchange facilitates efficient regional distribution and convenient connectivity for employees, customers, and suppliers. The property is located in Benton Harbor, MI 49022, and is situated on 40.84 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ausco Products, Inc. Industrial Manufacturer JMC Industries Inc. Factory

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Benton Harbor
    County
    Berrien
    State
    Michigan
    Longitude
    -86.416309
    Latitude
    42.076878

    Nearby Similar for Lease

    • $8 SF/Yr
      3,600 SF

      Benton Harbor Commercial Space Available

      3,600 SF commercial building in the Arts District.
      136 Territorial Road, Benton Harbor, MI 49022
      View Details
    • $7 SF/Yr
      5,000 SF

      Napier Avenue Commercial Rental Property

      5,000 sq ft commercial space on Napier Avenue.
      130 W Napier Avenue, Benton Harbor, MI 49022
      View Details
    • $5 SF/Yr
      10,390 SF

      Napier Avenue Commercial Space

      Showroom, office, and storage space available for lease.
      1126 E Napier Avenue, Benton Harbor, MI 49022
      View Details
    • $10 SF/Yr
      3,500 SF

      Benton Harbor Commercial Space

      3,500 SF office space with industrial and storage logistics.
      2722 Pipestone Road, Benton Harbor, MI 49022
      View Details
    • $5 SF/Yr
      6,468 SF

      Updated Flex Space in Benton

      Recently updated flex space with overhead door access available for lease.
      300 Territorial Road, Benton Harbor, MI 49022
      View Details
    • $1.00 SF/Yr
      1,000 SF

      Benton Harbor Commercial Space Available

      1,000 SF office/retail space for lease in Benton Harbor.
      2202 Plaza Drive, Benton Harbor, MI 49022
      View Details
    • $6,000/Mo
      20,919 SF

      Mixed-Use Property in Downtown Benton

      Adaptable mixed-use property in Benton Harbor's emerging downtown district.
      195 Michigan Street, Benton Harbor, MI 49022
      View Details
    • $5 SF/Yr
      10,000 SF

      Benton Harbor Flex/Industrial/Office Space

      10,000 SF flex, industrial, and office space for lease.
      1007 Nickerson Avenue, Benton Harbor, MI 49022
      View Details
    • $4 SF/Yr
      10,750 SF

      Versatile Commercial Building in Benton Harbor

      10,750 SF building suitable for warehouse, retail, or service.
      315-323 E Main Street, Benton Harbor, MI 49022
      View Details
    • $13 SF/Yr

      Class 'A' Office Suite

      Move-in ready office suite in high-traffic Benton Harbor corridor.
      1355 E Napier Avenue, Benton Harbor, MI 49022
      View Details
    • $6 SF/Yr
      11,625 SF

      Benton Harbor Commercial Retail Space

      11,600 SF commercial/retail space on M-139 corridor.
      2467 M-139, Benton Harbor, MI 49022
      View Details
    • $6,000/Mo
      20,919 SF

      Adaptive Space in Downtown Benton

      20,919 SF space perfect for retail, office, or restaurant.
      195 Michigan St, Benton Harbor, MI 49022
      View Details

    FAQs

    What type of property is this?
    Manufacturing property - 13,440 SF industrial facility for manufacturing, warehousing, or logistics.
    Where is this manufacturing property located?
    The property is located at 2245 Pipestone Road Benton Harbor, MI.
    What is the lease rate?
    The lease rate is $4 SF/Yr.
    What are key features of this property?
    This property features: Approximately 13,440 SF heavy industrial facility.; High power and clearance height suitable for manufacturing, warehousing, or logistics.; Proximity to I‑94/Pipestone interchange for efficient regional distribution.
    (269) 459-0434
    We can help!
    Listing Contact
    Dane L Davis
    Real Estate License ID: 6502376827
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2245 Pipestone Road, Benton Harbor, MI 49022
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!