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    Updated Commercial Building, Central Location Title is generated by Realmo AI

    1240 Pipestone Rd, Benton Harbor, MI 49022

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    Updated commercial building in St. Joseph/Benton Harbor region.

    Type:Mixed Use, Office, Retail
    Property size:
    4,160 SF
    Added:
    Feb 17, 2026
    Days on Market:
    88
    Last Refresh:
    Mar 17 at 1:15 pm

    Property Features for 1240 Pipestone Rd

    General Information

    Standard status
    Active
    Size
    4,160 SF
    Property subtype
    Mixed Use, Office, Retail

    We can help!

    Listing Contact
    Jordan Miedema

    Listing agent Jordan Miedema License #MI 6505352839

    Listing office Miedema Lastbid Real Estate

    Listing date Feb 17, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Miedema Lastbid Real Estate

    HighLights

    • Centrally located in the St. Joseph/Benton Harbor region with easy access to Napier Ave. and I‑94.
    • Updated commercial building suitable for contractors, retail, service industry, or office use.
    • Solid block construction main building with six offices, conference room, kitchen/break‑room, bathroom, and spacious lobby/reception area.
    • Connected warehouse space with 10'10" ceiling and two 10'w x 8'h overhead doors.
    • Additional 14' x 40' space with an overhead door.
    • Online real estate auction with a low opening bid of $50,000.

    Overview

    This updated commercial building is centrally located in the St. Joseph/Benton Harbor region, offering convenient access to Napier Ave and I-94. The solid block construction main building features six offices, a conference room, a kitchen/break-room, a bathroom, and a spacious lobby/reception area. Connected to the main building is a warehouse space with a ceiling height of 10'10" (9' to the bottom of the metal trusses). The warehouse includes two 10'w x 8'h overhead doors, plus an additional 14' x 40' space with an overhead door. The property, totaling 4160 square feet, is suitable for contractors, retail, service industry, and office use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Shoreline Building Services ... General Contractor M M P Landscaping

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Benton Harbor
    County
    Berrien
    State
    Michigan
    Longitude
    -86.431562
    Latitude
    42.094788

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    FAQs

    What type of property is this?
    Mixed-use property - Updated commercial building in St. Joseph/Benton Harbor region.
    Where is this mixed-use property located?
    The property is located at 1240 Pipestone Rd Benton Harbor, MI.
    What are key features of this property?
    This property features: Centrally located in the St. Joseph/Benton Harbor region with easy access to Napier Ave. and I‑94.; Updated commercial building suitable for contractors, retail, service industry, or office use.; Solid block construction main building with six offices, conference room, kitchen/break‑room, bathroom, and spacious lobby/reception area.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Jordan Miedema
    Real Estate License ID: MI 6505352839
    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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