Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    400 Riverview Dr Benton Harbor, MI 49022

    Sponsored
    For Sale
    $3,250,000

    COMMERCIAL - Benton Harbor, MI

    Type:Office
    Property size:
    42,000 SF
    Lot size:
    3.10 Acres
    Days on Market:
    1
    Last Refresh:
    Feb 23 at 7:06 pm

    Property Features for 400 Riverview Dr

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Standard status
    Active
    APN
    11-51-0805-0036-04-0
    Interior features
    Broadband
    Size
    42,000 SF
    Lot size
    3.10 Acres

    Utilities

    Utilities
    Cable Available
    Heating system
    Radiant
    Water front
    1

    Building Details

    Year built
    1990
    Floors in Building
    4
    Number of units
    4
    Building materials
    Brick

    We can help!

    Listing Contact
    Josh Frazee

    Century 21 Affiliated (269) 588-5055

    Listing agent Josh Frazee (269) 588-5055

    Listing date Feb 23, 2026

    MLS# 26006514

    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.

    Learn more

    Property Insight Report

    Overview

    Iconic Riverfront Building on 3 Acres

    This iconic five-story building is situated on 3 acres with riverfront access. The property has approved plans for 12 boat slips, plus broadside docking, and an EGLE permit. It is suited for luxury condos, a rooftop bar, or a mixed-use development with a main-level restaurant. The property offers parking and potential to create a waterfront destination. The building has a size of 42000 square feet and is located in Benton Harbor, MI.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Black Onyx Lending ... Loan Service Crayola Play Sand Department Store ATM Atm Evergreen Development Co ... Construction Company

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Benton Harbor
    County
    Berrien
    State
    Michigan
    Longitude
    -86.465986
    Latitude
    42.109836

    Nearby Similar for Sale

    • $678,000
      45,750 SF

      Historic Benton Harbor Mixed-Use Building

      Large mixed-use building in Benton Harbor, ready for restoration.
      93 W Wall St, Benton Harbor, MI 49022
      View Details
    • $397,500
      7,448 SF

      Versatile Commercial Building in Benton Harbor

      Well-maintained 7,448 SF commercial building ideal for various business operations.
      790 Nickerson Ave, Benton Harbor, MI 49022
      View Details
    • $899,900
      17,834 SF

      Benton Harbor Commercial Property For Sale

      High-visibility commercial property with showroom, warehouse, and office spaces.
      2188 M-139, Benton Harbor, MI 49022
      View Details
    • $849,900
      6,396 SF

      Benton Harbor Commercial Opportunity

      Turnkey winery and distillery with tasting room lease takeover.
      641 S Crystal Ave, Benton Harbor, MI 49022
      View Details
    • $100,000
      4,160 SF

      Turn-key Commercial Building in Benton

      Updated 4,160 Sq. Ft. commercial building in Benton Harbor.
      1240 Pipestone Rd, Benton Harbor, MI 49022
      View Details
    • $99,999
      0.21 Acres

      Triplex Investment Opportunity

      Three income-producing units with new roof.
      561 Heck Ct, Benton Harbor, MI 49022
      View Details
    • $180,000
      0.20 Acres

      Historic Home with River Views

      Stunning, updated historic home near St. Joe River and Lake
      468 Colfax Ave, Benton Harbor, MI 49022
      View Details
    • $475,000
      11,613 SF

      Benton Harbor Commercial Condo

      Commercial/retail condo with many potential uses in growing area.
      2467 M-139, Benton Harbor, MI 49022
      View Details
    • $39,900
      0.06 Acres

      Benton Harbor Multifamily Opportunity

      Multifamily property near parks and entertainment in Benton Harbor.
      410 Division St, Benton Harbor, MI 49022
      View Details
    • $225,000
      0.79 Acres

      Benton Harbor Multifamily Investment Opportunity

      Four-unit building with potential for additional income.
      180 Emery Ave, Benton Harbor, MI 49022
      View Details
    • $425,000
      10,390 SF

      Napier Avenue Commercial Property

      10,390 SF showroom, office, and storage on Napier Avenue.
      1126 E Napier Ave, Benton Harbor, MI 49022
      View Details
    • $1,500,000
      27,289 SF

      Benton Harbor Commercial Building

      27,289 SF commercial building in Benton Harbor, Michigan for sale.
      1134 S Crystal Ave, Benton Harbor, MI 49022
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Five-story building with water access and development potential.
    Where is this mixed-use property located?
    The property is located at 400 Riverview Dr Benton Harbor, MI.
    What is the asking price?
    The asking price for this property is $3,250,000.
    What are key features of this property?
    This property features: - Direct riverfront access with breathtaking views.; - Approved for **12 boat slips plus broadside docking** with secured EGLE permit.; - Ideal for luxury condos, rooftop bar, or mixed-use development with a main-level restaurant.
    (269) 757-2769
    Request Owner's contact information
    400 Riverview Dr Benton Harbor, MI 49022
    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.
    400 Riverview Dr
    Benton Harbor, MI 49022
    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
    400 Riverview Dr Benton Harbor, MI 49022
    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

    We can help!
    Listing Contact
    Josh Frazee
    (269) 757-2769 (269) 588-5055 (813) 962-0441
    Learn more
    Google sign-in failed. Please try again or use another login method.