Individually Owned 
For Sale
1 / 9
$38,500
1000 Riverview Dr, Benton Harbor, MI 49022
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Property summary
AI-generated overview
The property consists of a 50-foot boat slip on the St. Joseph River at Pier 1000 in Benton Harbor, Michigan (49022). The slip includes two 50 amp electrical outlets and is positioned near the fuel dock and bathroom/shower facilities. On-site utilities and amenities are provided through the marina association, including dockside cable and Wi-Fi, a clubhouse, swimming pool, laundry facilities, showers and bathrooms, water and electricity at the boat, easy access to gas/diesel docks, and on-demand pump-out service. The slip area is also equipped to support additional watercraft dock accessories, such as a floating jet ski dock and related mounting equipment.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Total area
65,328 SF
Lot
8.26 ac (359,806 SF)
Zoning code
B4
APN
18-1250-0001-19-8
UPID
US43-2984970
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Tour Operator Travel Agency
-
Marina
-
Tour Operator Travel Agency
-
Tour Operator Travel Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$620k
Owner & transaction history
since 2026
7 recorded transactions
Zoning & alternative use
B4 · Benton Harbor, MI
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$620k
Value range
$558k – $682k
±10% around blend
Estimated value / SF
$9 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$558k
blend $620k
$682k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
65,328 SF
Lot area
8.26 ac
Year built
1978
Stories
1
APN
18-1250-0001-19-8
Zoning
B4
Assessed value
$588,300
Annual tax
$32,745
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.01M
Range $2.01M – $5.17M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$620k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 23 sales
$55
-83%
Submarket 23 sales
$55
-83%
County 97 sales
$72
-87%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $9/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$588k
Move the market yield to see immediate price impact.
Value / SF
$9
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$37k
$741k
$529k
$412k
$41k
$824k
$588k
$458k
$45k
$906k
$647k
$503k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$32,745
Tax year 2023
Assessed value
$588,300
Assessed 2024
Previous assessed
$693,900
-15.2% YoY
Effective rate
5.57%
On assessed value
Total market value
$1,176,600
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1978
Stories
1
Total area
65,328 SF
Lot
8.26 ac (359,806 SF)
Zoning code
B4
APN
18-1250-0001-19-8
UPID
US43-2984970
Jurisdiction
BERRIEN
Zoning & alternative use
B4 · Benton Harbor, MIZoning B4 · permitted uses
B4 · Benton Harbor, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1978
Stories
1
Lot
8.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B4
Jurisdiction
Benton Harbor, MI
Recorded code
B4
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B4 in Benton Harbor, MI.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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