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    Historic Concrete Hotel Building Title is generated by Realmo AI

    93 W Wall Street, Benton Harbor, MI 49022

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    For Sale
    $825,000

    COMMERCIAL - Benton Harbor, MI

    Type:Retail
    Property size:
    45,750 SF
    Lot size:
    0.29 Acres
    Price / SF:
    $18/SF
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 12:06 am

    Property Features for 93 W Wall Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Bathrooms
    10
    Rooms
    Bathroom 8, Bathroom 2, Bathroom 9, Bathroom 4, Bathroom 7, Basement, Bathroom 6, Bathroom 10, Bathroom 1, Bathroom 3, Bathroom 5
    Interior features
    Broadband
    Standard status
    Active
    APN
    11-51-0340-0212-00-4
    Size
    45,750 SF
    Lot size
    0.29 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LOTS 8 & 9 BLK 23 ORIGINAL PLAT OF CITY OF BENTON HARBOR ALSO THE W 4 INCHES OF LOT 10 BLK 23 SD PLAT SEE 11-51-9975-003
    Tax Annual Amount
    7029

    Utilities

    Utilities
    Cable Available

    Building Details

    Year built
    1921
    Floors in Building
    4
    Number of units
    87
    Building materials
    Block, Brick, Stone
    Roof type
    Rubber, Stone

    We can help!

    Listing Contact
    Christopher S Siriano

    Listing agent Christopher S Siriano License #6504274768

    Listing office Siriano Realty 922 Main St., St. Joseph, MI

    Listing date Jun 5, 2026

    MLS# 26027566

    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

    • Historic House of David Hotel building in Benton Harbor, built in 1921
    • More than 45,000 sq. ft of space with massive floors and walls
    • Construction materials include block, brick, and stone
    • Utilities include cable available; interior features include broadband
    • Roof includes rubber and stone; new roof installed 14+ years ago
    • Located about 2 miles from Lake Michigan

    Overview

    This historic hotel property is a heavily built concrete structure with massive floors and walls, currently ready for restoration. The building includes a roof replacement completed more than 14 years ago, and it offers substantial interior space totaling approximately 45,750 square feet. The overall configuration supports a variety of redevelopment approaches while keeping the existing, durable construction as a key feature.

    The property is located at 93 W Wall Street in Benton Harbor, Michigan. Public remarks note ongoing local public investment, including new streets, curbs, sidewalks, utility upgrades, and streetscape improvements intended to enhance walkability and support economic growth. The site is also described as approximately 2 miles from Lake Michigan, with nearby golfing and entertainment in the broader area.

    For investors, developers, or operators seeking a restoration project, the building’s scale and concrete construction may support mixed-use concepts such as retail or other commercial uses at the lower level, with additional space above for residential or similar uses. Buyers should plan for restoration work based on the seller’s stated condition and redevelopment intent, while evaluating how the existing layout can be adapted to the intended tenant and operating mix.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hotels

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Benton Harbor
    County
    Berrien
    State
    Michigan
    Longitude
    -86.456225
    Latitude
    42.115075

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    FAQs

    What type of property is this?
    Hotel - Heavily built concrete hotel structure ready for restoration, offering flexible layouts for redevelopment-minded owners.
    Where is this hotel located?
    The property is located at 93 W Wall Street Benton Harbor, MI.
    What is the asking price?
    The asking price for this property is $825,000.
    What are key features of this property?
    This property features: Historic House of David Hotel building in Benton Harbor, built in 1921; More than 45,000 sq. ft of space with massive floors and walls; Construction materials include block, brick, and stone
    (269) 325-0039
    We can help!
    Listing Contact
    Christopher S Siriano
    Real Estate License ID: 6504274768
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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.

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