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    Iconic Riverfront Building on 3 Acres Title is generated by Realmo AI

    400 Riverview Drive, Benton Harbor, MI 49022

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    Claim this Listing
    For Sale
    $2,950,000

    COMMERCIAL - Benton Harbor, MI

    Type:Office
    Property size:
    42,000 SF
    Lot size:
    3.10 Acres
    Price / SF:
    $70/SF
    Added:
    Feb 23, 2026
    Days on Market:
    91
    Last Refresh:
    May 25 at 11:06 pm

    Property Features for 400 Riverview Drive

    General Information

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

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    per title
    Tax Annual Amount
    76582

    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

    Listing agent Josh Frazee

    Listing office Century 21 Affiliated 830 Pleasant St. 3rd Floor, St. Joseph, MI

    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.

    HighLights

    • 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.
    • Iconic 5‑story building on 3 acres.
    • Ample parking.
    • Built in 1990.

    Overview

    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 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

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    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 Drive Benton Harbor, MI.
    What is the asking price?
    The asking price for this property is $2,950,000.
    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
    We can help!
    Listing Contact
    Josh Frazee
    Request Owner's contact information
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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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