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Property profile & analytics
FOR LEASE
Warehouses
2722 Pipestone Rd, Benton Harbor, MI 49022
Entity Owned
1-yr Hold
Free & Clear
Property ID
US43-2871901
For Lease
1 / 9
$10 SF/Yr
2722 Pipestone Rd, Benton Harbor, MI 49022
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1990
Total area
17,786 SF
Lot
1.24 ac (54,014 SF)
Zoning code
R-A RE
APN
19-0005-0008-03-7
UPID
US43-2871901
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
-
B W Storage & Rentals Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Blackwood 2722 Pipestone LLC · 1 yrs held
Blackwood 2722 Pipestone LLC
since 2025
2 recorded transactions
Zoning & alternative use
R-A RE · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,189
Tax year 2023
Assessed value
$178,500
Assessed 2024
Previous assessed
$141,400
+26.2% YoY
Effective rate
2.91%
On assessed value
Total market value
$357,000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
For Lease
Year built
1990
Stories
1
Total area
17,786 SF
Lot
1.24 ac (54,014 SF)
Zoning code
R-A RE
APN
19-0005-0008-03-7
UPID
US43-2871901
Jurisdiction
BERRIEN
Zoning & alternative use
R-A RE · Benton Harbor, MI
Zoning R-A RE · permitted uses
R-A RE · 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
1990
Stories
1
Lot
1.24 ac
Current owner
From public records · entity-resolved
Blackwood 2722 Pipestone LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2722 PIPESTONE RD, BENTON HARBOR, MI 49022-2436
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2025
—
Blackwood 2722 Pipestone LLC
—
Deed
related
$715,000 · Patton Family LLC
Jun 5, 2025
—
Blackwood 2722 Pipestone LLC
Barbara J Westbrook
Warranty 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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