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Property profile & analytics
OFF-MARKET
Estimated value
$2,525,000
Office buildings
185 Main St, Benton Harbor, MI 49022-4431
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US43-3884898
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1926
Total area
62,528 SF
Lot
0.23 ac (10,019 SF)
Zoning code
DISTRICT A
APN
54-0340-0128-00-7
UPID
US43-3884898
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
WVBH105.3 Radio Station Telecommunications Service
-
Food Distribution Center - Southwest Michigan Community Action Agency Food Bank Charitable Organization
-
Harbor Printing Service (Bike/Boat/Book/etc) Store Printing Service
-
Cares Sexual Wellness Services Medical Clinic
-
The Vincent Place Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.53M
Blend (final)
Blend
$2.53M
Owner & transaction history
185 East Main Bh LLC · 15 yrs held
185 East Main Bh LLC
since 2011
1 recorded transaction
Zoning & alternative use
DISTRICT A · Benton Harbor, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Benton Harbor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Benton Harbor submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.53M
Range $2.27M – $2.78M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$40 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$31,026
Tax year 2023
Assessed value
$946,100
Assessed 2024
Previous assessed
$846,000
+11.8% YoY
Effective rate
3.28%
On assessed value
Total market value
$1,892,200
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1926
Stories
8
Total area
62,528 SF
Lot
0.23 ac (10,019 SF)
Zoning code
DISTRICT A
APN
54-0340-0128-00-7
UPID
US43-3884898
Jurisdiction
BERRIEN
Zoning & alternative use
DISTRICT A · Benton Harbor, MI
Zoning DISTRICT A · permitted uses
DISTRICT A · Benton Harbor, MI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Benton Harbor. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1926
Stories
8
Lot
0.23 ac
Current owner
From public records · entity-resolved
185 East Main Bh LLC
Entity
Mailing address
PO BOX 964, BENTON HARBOR, MI 49023-0964
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2011
—
185 East Main Bh LLC
Wolf Development INC
Warranty Deed
$410,000 · Horizon Bank NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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