Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Downtown Benton Harbor Commercial Land Title is generated by Realmo AI

    VL Eighth / Ninth / Boughton Street, Benton Harbor, MI 49022

    View on Map
    Claim this Listing
    For Sale
    $699,000

    COMMERCIAL - Benton Harbor, MI

    Lot size:
    1.42 Acres
    Added:
    Apr 11, 2024
    Days on Market:
    771
    Last Refresh:
    May 21 at 1:06 pm

    Property Features for VL Eighth / Ninth / Boughton Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    11-51-4500-0002-00-5
    Lot size
    1.42 Acres

    Taxes and HOA fees

    Tax Year
    2022
    Tax Description
    LOTS 1-9 BLK 33 B C LEWIS & OTHERS ADD TO CITY OF BENTON HARBOR
    Tax Annual Amount
    202

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Dan Morissette
    Dan Morissette

    Listing agent Dan Morissette License #6501295859

    Listing office Keller Williams Realty Swm 1111 Main St. Suite B, St. Joseph, MI

    Listing date Apr 11, 2024

    MLS# 24017216 Listing URL

    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

    • Prime downtown Benton Harbor location, just one block from Main St.
    • Encompasses 5 parcels totaling 1.42 acres.
    • Zoned light industrial.
    • Close proximity to the Arts District.
    • Near Whirlpool's new Riverview Campus.
    • Public water and sewer.

    Overview

    This commercial property, totaling 1.42 acres, is located in downtown Benton Harbor, one block from Main Street and close to the Arts District and Whirlpool's new Riverview Campus. The property consists of five parcels zoned for light industrial use, combining to encompass a city block. Note that the property cannot be used as a parking lot.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Benton Harbor
    County
    Berrien
    State
    Michigan
    Longitude
    -86.458108
    Latitude
    42.112919

    Nearby Similar for Sale

    • $425,000
      10,390 SF

      Napier Avenue Commercial Property

      Showroom, office, and storage space on a high-traffic road.
      1126 E Napier Avenue, Benton Harbor, MI 49022
      View Details
    • $299,900
      2,950 SF

      Commercial Space on Napier Avenue

      Well-maintained commercial space in high-traffic area, ready for occupancy.
      1211 E Napier Avenue, Benton Harbor, MI 49022
      View Details
    • $324,900
      1,945 SF

      Commercial Building in Arts District

      Commercial building in downtown Benton Harbor with investment potential.
      287 E Main Street, Benton Harbor, MI 49022
      View Details
    • $169,500
      4,630 SF

      Commercial Property in Benton Harbor

      High-traffic location with functional layout and private loft space.
      1015 E Napier Avenue, 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
    • $324,000
      7,876 SF

      Established Auto Repair Shop

      Two-story commercial building suitable for various business uses.
      288 Colfax Avenue, 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 Avenue, Benton Harbor, MI 49022
      View Details
    • $69,900
      1,792 SF

      Commercial Property in Benton Harbor

      Commercially zoned property with income potential in Benton Harbor, MI.
      1175 E Napier Avenue, Benton Harbor, MI 49022
      View Details
    • $80,000
      1,404 SF

      Versatile Commercial Property in Benton Harbor

      Commercial property with full kitchen, flexible space, and extra lot.
      952 Pipestone, Benton Harbor, MI 49022
      View Details
    • $360,000

      Benton Harbor Multifamily Investment Opportunity

      Two duplexes, four units total, great investment opportunity near St. Joe.
      518 & 528 Chippewa Road, Benton Harbor, MI 49022
      View Details
    • $19,000

      Land in Benton Harbor, MI

      Commercial land available for sale in Benton Harbor, MI.
      2905 Tecumseh Drive, Benton Harbor, MI 49022
      View Details
    • $110,000

      St. Joseph Riverfront Land

      Waterfront land with river access, near local amenities.
      673 S Cygnet Lake Drive, Benton Harbor, MI 49022
      View Details

    FAQs

    What type of property is this?
    Commercial land - 1.42 acres of light industrial land near Arts District.
    Where is this commercial land located?
    The property is located at VL Eighth / Ninth / Boughton Street Benton Harbor, MI.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: Prime downtown Benton Harbor location, just one block from Main St.; Encompasses 5 parcels totaling 1.42 acres.; Zoned light industrial.
    (269) 449-4198
    We can help!
    Listing Contact
    Dan Morissette
    Dan Morissette
    Real Estate License ID: 6501295859
    Learn More
    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
    VL Eighth / Ninth / Boughton Street, 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!