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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Manufacturing properties
1898 Yore Ave Benton Harbor, MI 49022-9674
Entity Owned
1-yr Hold
Free & Clear
Property ID
US43-3453797
Property summary
AI-generated overview
This exceptional 30,618-square-foot industrial warehouse, located at 1898 Yore Ave in Benton Harbor, Michigan, presents a unique investment opportunity. Situated on a generous 5.23-acre lot (APN: 11-03-0034-0002-03-1), this single-tenant property is ideally suited for metal fabrication or similar heavy material uses. Built in 1979, the building features a single story with a substantial 26-foot ceiling height, providing ample vertical space. The property boasts varying tonnage capacity cranes, heavy electrical service, and includes office space situated on a mezzanine level. Ample on-site parking is available, and the expansive lot offers significant potential for future expansion. Recent improvements include a roof replacement in 2019 (Gravel to Rubber Membrane) and a sewer connection completed in 2024. This well-maintained facility in Berrien County (zip code 49022) offers a rare combination of size, functionality, and expansion potential, making it an attractive proposition for discerning industrial buyers. The property is classified as Industrial, with subtypes including Warehouse, Manufacturing, and Distribution.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1979
Total area
28,875 SF
Lot
5.23 ac (227,819 SF)
Zoning code
F HEAVY
APN
03-0034-0002-03-1
UPID
US43-3453797
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$720k
Blend (final)
Blend
$720k
Owner & transaction history
Xodus Properties LLC · 1 yrs held
Xodus Properties LLC
since 2025
3 recorded transactions
Zoning & alternative use
F HEAVY · Benton Harbor, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.2M
+61.9%
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
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$725,000
Current use
WAREHOUSE, STORAGE
$1,175,000
Change: +62% · Conversion: Easy
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$25 / 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
$16,665
Tax year 2023
Assessed value
$318,900
Assessed 2024
Previous assessed
$330,100
-3.4% YoY
Effective rate
5.23%
On assessed value
Total market value
$637,800
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1979
Stories
1
Total area
28,875 SF
Lot
5.23 ac (227,819 SF)
Zoning code
F HEAVY
APN
03-0034-0002-03-1
UPID
US43-3453797
Jurisdiction
BERRIEN
Zoning & alternative use
F HEAVY · Benton Harbor, MI
Zoning F HEAVY · permitted uses
F HEAVY · 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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$725,000
WAREHOUSE, STORAGE
Est. value
$1.2M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Stories
1
Lot
5.23 ac
Current owner
From public records · entity-resolved
Xodus Properties LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 927, JACKSON, MI 49204-0927
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2025
—
Xodus Properties LLC
—
Deed
related
$1,300,000 · Horizon Bank
Apr 7, 2025
$725,000
Xodus Properties LLC
Alro Steel Corporation
Warranty Deed
—
Mar 4, 2025
—
Alro Steel Corporation
Economic Dev Corp Of Berrien Cnty
Deed
—
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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