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    2795 Pipestone Rd Benton Harbor, MI 49022
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    Property profile & analytics

    2795 Pipestone Rd, Benton Harbor, MI 49022

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    • Commercial real estate
    • 12.00 lot acres
    Off-Market
    Property ID
    US43-4029061
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 2795 Pipestone Rd

    Lot size
    12.00 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 12-acre commercial property in Benton Harbor, Michigan, presents a unique development opportunity. Located at 2795 Pipestone Rd, this flat, dry corner lot is zoned for commercial use and boasts excellent visibility. Its strategic location offers high traffic exposure, situated less than a mile from the I-94 on/off ramp and adjacent to Nickerson Avenue, a major thoroughfare with 9,655 cars per day. The property's proximity to the I-94 Emergency retail corridor (9,819 cars/day), home to numerous big-box retailers, further enhances its appeal. This site represents a prime location for development, positioned as the next logical expansion area east of the Benton Harbor/St. Joseph region. The property is ready for immediate development, offering significant potential for investors seeking high-traffic commercial land in a rapidly growing area. The asking price is $720,000. The property's address is 2795 Pipestone Rd, Benton Harbor, MI 49022, within Berrien County. The lot size is 12 acres.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Benton Harbor
    County
    Berrien
    State
    Michigan
    Longitude
    -86.415707
    Latitude
    42.067829

    Comparable in this City

    • $110,000
      0.45 Acres

      St. Joseph Riverfront Land

      Waterfront land with river access, near local amenities.
      673 S Cygnet Lake Dr, Benton Harbor, MI 49022
      View Details
    • Contact for pricing

      Commercial Land in Benton Township

      Commercially zoned land with income-generating billboard in Benton Township.
      1175 E Napier Ave, Benton Harbor, MI 49022
      View Details
    • $75,000
      0.15 Acres

      Land Near St. Joseph River

      Residential land for sale near St. Joseph River in Benton Harbor.
      574 Swan River Dr, Benton Harbor, MI 49022
      View Details
    • Contact for pricing
      0.29 Acres

      Benton Harbor Land For Sale

      Lots in Baldanza's Subdivision with road frontage in good location.
      948 Baldanza Ave, Benton Harbor, MI 49022
      View Details

    Similar Nearby for Sale

    • $110,000
      0.45 Acres

      St. Joseph Riverfront Land

      Waterfront land with river access, near local amenities.
      673 S Cygnet Lake Dr, Benton Harbor, MI 49022
      View Details
    • Contact for pricing

      Commercial Land in Benton Township

      Commercially zoned land with income-generating billboard in Benton Township.
      1175 E Napier Ave, Benton Harbor, MI 49022
      View Details
    • $75,000
      0.15 Acres

      Land Near St. Joseph River

      Residential land for sale near St. Joseph River in Benton Harbor.
      574 Swan River Dr, Benton Harbor, MI 49022
      View Details
    • Contact for pricing
      0.29 Acres

      Benton Harbor Land For Sale

      Lots in Baldanza's Subdivision with road frontage in good location.
      948 Baldanza Ave, Benton Harbor, MI 49022
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      34,402 SF

      Commercial Land on M-139

      34,000 SF commercial land available for rent.
      2305 M 139, Benton Harbor, MI 49022
      View Details
    • $4 SF/Yr
      10,750 SF

      Versatile Commercial Building in Benton Harbor

      10,750 SF building suitable for warehouse, retail, or service.
      315-323 E Main St, Benton Harbor, MI 49022
      View Details
    • $5 SF/Yr
      10,000 SF

      Benton Harbor Flex/Industrial/Office Space

      10,000 SF flex, industrial, and office space for lease.
      1007 Nickerson Ave, Benton Harbor, MI 49022
      View Details
    • $4 SF/Yr
      27,600 SF

      Industrial Space in Benton Harbor

      27,600 SF industrial space for lease with excellent access.
      2245 Pipestone Rd, Benton Harbor, MI 49022
      View Details
    • $9 SF/Yr
      Pending

      Commercial Space with Hoist Included

      Four-unit commercial building with high traffic and foot traffic.
      2004 M 139, Benton Harbor, MI 49022
      View Details
    • $4 SF/Yr
      34,402 SF

      34,000 SF Retail Opportunity

      34,000 SF retail space on M-139 in Benton Harbor.
      2305 M 139, Benton Harbor, MI 49022
      View Details
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    Benton Harbor, MI 49022
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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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