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    Benton Harbor Shopping Center Space Title is generated by Realmo AI

    1944 Pipestone Rd, Benton Harbor, MI 49022

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    Retail and restaurant spaces available in busy shopping center.

    Type:Retail, Office, Restaurant
    Property size:
    9,000 SF
    Added:
    May 17, 2024
    Days on Market:
    747
    Last Refresh:
    May 12 at 9:20 pm

    Property Features for 1944 Pipestone Rd

    General Information

    Standard status
    Active
    Size
    9,000 SF
    Property subtype
    Retail, Office, Restaurant

    Spaces For Lease

    at 1944 Pipestone Rd Contact us

    Suite 1948 $6/Mo

    Size
    Type
    Retail, Office
    former Big Lots
    Contact us

    Suite 1954 $8/Mo

    Size
    3,000 SF
    Type
    Retail, Office
    formerly Unique Elegance
    Contact us

    Suite 1956: 2nd Gen Restaurant $8/Mo

    Size
    9,000 SF
    Type
    Restaurant
    2nd Gen. Restaurant -- former Chinese Buffet, includes FF&E.
    Contact us

    Suite 1968 $8/Mo

    Size
    2,000 SF
    Type
    Retail, Office
    former Taekwondo Academy
    Contact us

    Suite 1966 $8/Mo

    Size
    5,000 SF
    Type
    Retail, Office
    currently Unique Hair & Wig beauty supply store, available for lease 12/1/2025!
    Contact us

    Suite 1958 $8/Mo

    Size
    7,000 SF
    Type
    Retail, Office
    Contact us

    Suite 1976 $8/Mo

    Size
    2,200 SF
    Type
    Retail, Office
    Contact us

    Suite 1599-B: End-Cap $8/Mo

    Size
    Type
    Retail, Office
    divisible outparcel, prime end-cap position
    Contact us

    Suite 1599-A: 2nd Gen. Restaurant $8/Mo

    Size
    9,240 SF
    Type
    Retail, Office
    former Bistro & Brew Pub/2nd Generation Restaurant
    Contact us
    Show more

    We can help!

    Listing Contact
    Chase Parten

    Listing agent Chase Parten License #TX 807177

    Listing office Woodcrest Capital

    Listing date May 17, 2024

    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 Woodcrest Capital

    HighLights

    • High‑traffic location directly off I‑94 interchange with 61,000+ vehicles per day.
    • Home to national retail tenants including Burlington, Harbor Freight, Citi Trends, and Applebee’s.
    • Two 2nd Generation Restaurants available for lease (approx. 9,000 SF each).
    • Suites suitable for retail, restaurants, offices, medical, or professional services.
    • Flexible lease terms offered by Woodcrest Capital.
    • Family‑owned business with 40 years of commercial real estate experience.

    Overview

    Pipestone Plaza is a shopping center with approximately 176,000 square feet of space, located in Benton Harbor, Michigan, directly off I-94. The location benefits from high traffic volume, with over 61,000 vehicles per day. The plaza is home to national retail tenants, including Burlington, Harbor Freight, Citi Trends, and Applebee’s. Two second-generation restaurants are available for lease: a former Chinese buffet with existing furniture, fixtures, and equipment (FF&E), and a former bistro and brew pub. Each restaurant space is approximately 9,000 square feet. Commercial suites are available for lease and suitable for various uses, including traditional retail storefronts, restaurants, offices, medical facilities, or other professional service providers.
    Location Intelligence

    Current Use by Public Records

    Harbor Freight Tools Building Supply

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Building Supply Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

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

    Similar Places Nearby

    • Secretary of State Self-service Station — 1960 Mall Dr, Benton Harbor, MI 49022
    • Pipestone Plaza — 1950 Pipestone Rd, Benton Harbor, MI 49022
    • The Orchards Mall — 1800 Pipestone Rd, Benton Harbor, MI 49022

    Location Insight

    • Map
    • Local Demand
    City
    Benton Harbor
    County
    Berrien
    State
    Michigan
    Longitude
    -86.419761
    Latitude
    42.081016

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    FAQs

    What type of property is this?
    Shopping center - Retail and restaurant spaces available in busy shopping center.
    Where is this shopping center located?
    The property is located at 1944 Pipestone Rd Benton Harbor, MI.
    What is the lease rate?
    The lease rate is $6 SF/Yr.
    What are key features of this property?
    This property features: High‑traffic location directly off I‑94 interchange with 61,000+ vehicles per day.; Home to national retail tenants including Burlington, Harbor Freight, Citi Trends, and Applebee’s.; Two 2nd Generation Restaurants available for lease (approx. 9,000 SF each).
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Chase Parten
    Real Estate License ID: TX 807177
    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.

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