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    2245 Pipestone Road Benton Harbor, MI 49022

    View on Map
    For Lease
    $4 SF/Yr

    COMMERCIAL - Benton Harbor, MI

    Property size:
    27,600 SF
    Lot size:
    40.84 Acres
    Added:
    Jun 18, 2025
    Days on Market:
    289
    Last Refresh:
    Apr 2 at 7:06 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
    27,600 SF
    Lot size
    40.84 Acres

    Taxes and HOA fees

    TaxDescription
    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 Jun 18, 2025

    MLS# 25029172

    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.

    Overview

    Industrial Space in Benton Harbor

    Available for lease is approximately 27,600 square feet of industrial space, suitable for overflow storage, logistics operations, or light manufacturing. The facility features a column-free layout measuring 60 feet by 460 feet and a ceiling clearance of 20 to 22 feet, offering flexibility for various uses. The property is located at the intersection of Pipestone and Townline Roads, south of the I-94/Pipestone interchange (exit 29), providing regional access for transportation and distribution. One dedicated drive-in door allows vehicular access, including the ability to pull semis and trailers directly into the space. The property is situated on a 40.84-acre lot in Benton Harbor, MI.
    Property Profile Insight Report 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.

    Similar Places Nearby

    • Vital Records Control — 1994 Plaza Dr, Benton Harbor, MI 49022
    • Storage of America — 1515 Townline Rd, Benton Harbor, MI 49022
    • Twin Cities Storage — 2660 Sodus Pkwy, Sodus Township, MI 49126
    • B W Storage & Rentals — 2722 Pipestone Rd, Benton Harbor, MI 49022
    • Dave's Caves Garage Storage Units — Townline Rd, Benton Harbor, MI 49022

    Location Insight

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

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    FAQs

    What type of property is this?
    Warehouse - 27,600 SF industrial space for lease with excellent access.
    Where is this warehouse 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 27,600 SF of industrial space for lease.; Located just south of the I‑94/Pipestone interchange (exit 29) offering exceptional regional access.; Features 20'-22' ceiling clearance.
    (269) 459-0434
    We can help!
    Listing Contact
    Dane L Davis
    Real Estate License ID: 6502376827
    Learn More
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    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
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