Column-Free Industrial
For Sale
Contact for pricing
2245 Pipestone Road, Benton Harbor, MI 49022
Flexible industrial space supports storage, logistics, and light manufacturing uses with direct vehicle access.
Property Size27,600 SF
Days on Market51
Property Features for 2245 Pipestone Road
General Information
Standard status
Active
Size
27,600 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
22 ft
Clear Span
Yes
Drive-In Doors
1
Listing Agency:
NAI Wisinski of West Michigan
(269) 353-0311
Listed By:
Dane L Davis · License #6502376827
(269) 459-0434
Source:
Corneliusteam
Added: Sep 6
Changed: Oct 25
Last Checked: Oct 24 at 5:39PM
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 NAI Wisinski of West Michigan
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Investment Insights
Based on property information with market context.
This industrial warehouse provides approximately 27,600 SF of open, column-free space suited to overflow storage, logistics operations, and light manufacturing. Ceiling clearance ranges from 20 to 22 feet, while the 60-by-460-foot layout offers substantial uninterrupted floor area. A dedicated drive-in door accommodates vehicle entry, including semis and trailers entering the building.
The facility is positioned at Pipestone Road and Townline Road, just south of the I-94/Pipestone interchange at exit 29. That placement connects the property with a regional transportation route and supports distribution-oriented operations requiring convenient highway access.
The facility is positioned at Pipestone Road and Townline Road, just south of the I-94/Pipestone interchange at exit 29. That placement connects the property with a regional transportation route and supports distribution-oriented operations requiring convenient highway access.
Key Highlights
- Approximately 27,600 SF of industrial space
- 20'-22' ceiling clearance
- 60' x 460' column‑free layout
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$123,306
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,466,120
$2.5M
Cap Rate 7%
$1,761,514
$1.8M
Cap Rate 9%
$1,370,067
$1.4M
Market Conditions
NOI Build-Up for 27,600 SF
Gross rent
$192.1K $6.96/SF
− Vacancy
−$15.9K −$0.58/SF
EGI
$176.2K $6.38/SF
− OpEx
−$52.8K −$1.91/SF
NOI
$123.3K $4.47/SF
Area
Berrien County, MI
Vacancy
8.30%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,466,120
Cap Rate 7%
$1,761,514
Cap Rate 9%
$1,370,067
Alternative Uses
Best Use
Warehouse
$2.14M
$1.87M – $2.50M
NOI $149,729 @ 7.0% cap · market cap 4,990,966.67%
Second Best
Industrial
$1.76M
$1.54M – $2.06M
NOI $123,306 @ 7.0% cap · market cap 4,110,200.00%
Theoretical Best
Office A
$5.81M
$5.08M – $6.78M
NOI $406,544 @ 7.0% cap · market cap 13,551,466.67%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
22 ft
Clear height
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 49022, MI
30,143
Population
14,484
Households
2.1
Avg Household Size
39
Median Age
18%
College-Educated
85%
High-School Grad
67.3 sq mi
ZIP Area
448
Density / Sq Mi
$39,859
Median Household Income
$29,530
Median Earnings
$797
Median Rent
$140,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Midwest region
Similar Off Market Nearby
- Twin Cities Storage — 2660 Sodus Pkwy, Sodus Township, MI 49126
- B W Storage & Rentals — 2722 Pipestone Rd, Benton Harbor, MI 49022
- Dave's Caves Garage Storage Units — Townline Rd, Benton Harbor, MI 49022
- Storage of America — 1515 Townline Rd, Benton Harbor, MI 49022
- Vital Records Control — 1994 Plaza Dr, Benton Harbor, MI 49022
Frequently Asked Questions
What type of property is this?
Warehouse - Flexible industrial space supports storage, logistics, and light manufacturing uses with direct vehicle access.
Where is this warehouse located?
The property is located at 2245 Pipestone Road Benton Harbor, MI.
What are key features of this property?
This property features: Approximately 27,600 SF of industrial space; 20'-22' ceiling clearance; 60' x 460' column‑free layout
