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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Manufacturing properties
800 Fair Ave Benton Harbor, MI 49022-3821
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US43-4029521
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1990
Total area
50,629 SF
Lot
10.51 ac (457,816 SF)
Zoning code
DISTRICT D-2
APN
52-0019-0047-16-7
UPID
US43-4029521
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
-
Bluewater Thermal Solutions Factory Production Facility
-
Harbor Metal Treating HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$2.01M
Owner & transaction history
Indiana Michigan Power Company · 1 yrs held
Indiana Michigan Power Company
since 2024
3 recorded transactions
Zoning & alternative use
DISTRICT D-2 · Benton Harbor, MI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.2M
+148.1%
Retail stores
$2.8M
+120.9%
Warehouse, storage
$2.1M
+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)
$1,270,000
Current use
AUTO REPAIR, GARAGE
$3,155,000
Change: +148% · Conversion: Easy
RETAIL STORES
$2,805,000
Change: +121% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,055,000
Change: +62% · Conversion: Easy
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±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
$32,514
Tax year 2023
Assessed value
$891,500
Assessed 2024
Previous assessed
$800,900
+11.3% YoY
Effective rate
3.65%
On assessed value
Total market value
$1,783,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1990
Stories
1
Total area
50,629 SF
Lot
10.51 ac (457,816 SF)
Zoning code
DISTRICT D-2
APN
52-0019-0047-16-7
UPID
US43-4029521
Jurisdiction
BERRIEN
Zoning & alternative use
DISTRICT D-2 · Benton Harbor, MI
Zoning DISTRICT D-2 · permitted uses
DISTRICT D-2 · 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
$1.3M
AUTO REPAIR, GARAGE
Est. value
$3.2M
RETAIL STORES
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1990
Stories
1
Lot
10.51 ac
Current owner
From public records · entity-resolved
Indiana Michigan Power Company
Entity
Mailing address
777 LOWNDES HL RD STE #100, GREENVILLE, SC 29607-2153
Ownership since
2024
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
Dec 4, 2024
—
Indiana Michigan Power Company
Lstore Master Funding V LLC
Deed
—
Nov 26, 2013
—
Store Master Funding V LLC
Benton Harbor LLC
Foreclosure
related
$2,100,000 · Citibank NA
Jul 20, 2006
$534,200
Benton Harbor LLC
Harbor Metal Treating Co
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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