1800 Pipestone Road, Benton Harbor, MI 49022
$7,500,000
Property Type: Commercial Sale Square Footage: 600,000 Lot Size (sq. ft.): 2,777,386 Status: Active
Current Price: $7,500,000 List Date: 4/23/2026 Last Modified: 4/23/2026
Overview
Description
Supplements:
Listing Details MLS# 26017279
Location Property Info
- County
- Berrien
- Street #
- 1800
- Street Name
- Pipestone
- Suffix
- Road
- State
- MI
- Zip Code
- 49022
General Property Info
- New Construction
- No
- Lot Measurement
- Acres
- Lot Acres
- 63.76
- Lot Square Footage
- 2777386
- Lot Dimensions
- irregular
- Year Built
- 1979
- Road Frontage
- 10851
- Total # Units
- Yes
- # Fin Bldg Lvls
- Yes
- Total # Bldgs
- Yes
- Total SqFt
- 600000
- Full Baths
- 80
- Waterfront
- No
- School District
- Benton Harbor
Tax Info
- Tax ID #
- 11-03-7400-0001-01-8, 11-03-7400-0001-03-4
- Taxable Value
- 1440950
- SEV
- 8.55
- For Tax Year
- 2025
- Seller's Annual Property Tax
- 153074
- Tax Year
- 2024
- Spec Assessment & Type
- None known
- Non-Conforming Use
- No
- Homestead %
- 0
Remarks Misc
- Directions
- Located at the northeast corner of E. Napier Avenue and Pipestone Road in Benton Township. From I-94, take Exit 29 (Pipestone Rd) north approximately 1 mile. Property is on the east side of Pipestone Rd, with frontage along E. Napier Ave.
Location & Property Info
- Cross Streets
- Pipestone and Napier
- Property Sub-Type
- Retail
- Municipality
- Benton Twp
More Information
Office/Contract Info
- Auction or For Sale
- For Sale
- List Price/SqFt
- 12.5
- Prop Avail for Lease?
- No
Remarks & Misc
- Public Remarks
- Rare large-scale redevelopment opportunity in the heart of Benton Township's primary commercial corridor. The former Orchards Mall site consists of approximately 63.76 acres across multiple parcels, offering exceptional scale, existing infrastructure, and strong positioning for future development. Strategically located along E. Napier Avenue and Pipestone Road with close proximity to I-94, the property benefits from high visibility and regional accessibility. Surrounding national retailers include HomeGoods, Tractor Supply Co., Hobby Lobby, Starbucks, and Chick-fil-A, highlighting continued commercial growth in the immediate area. The existing improvements are considered to have limited contributory value, making this an ideal opportunity for redevelopment, repositioning, or phased development. Suitable for a wide range of uses including retail, mixed-use, or large-format commercial development.
- Legal
- See Exhibit A
Street Type
- Public
- Yes
Property Use
- Investment
- Yes
Utilities Attached
- Electricity Connected
- Yes
- Natural Gas Connected
- Yes
Sewer
- Public Sewer
- Yes
Water
- Public Water
- Yes
Uses
- Retail
- Yes
- Other
- Yes
Construction Type
- Block
- Yes
- Steel
- Yes
Exterior Material
- Brick
- Yes
Roofing
- Rubber
- Yes
Heat Source
- None
- Yes
Sale Conditions
- None
- Yes
Ownership
- Corporation
- Yes
Below Grade
- None
- Yes
Heat Type
- None
- Yes
Air Conditioning
- None
- Yes
Docs at List Office
- Aerial Photo
- Yes
- Plat Map
- Yes
Business Includes
- Real Estate
- Yes
Foundation
- Slab
- Yes
Util Avail at St
- Cable Available
- Yes
- Electricity Available
- Yes
- High Speed Internet
- Yes
- Natural Gas Available
- Yes
- Phone Available
- Yes
- Storm Sewer
- Yes
Driveway
- Paved
- Yes
Docs Req Conf Agrmnt
- Other
- Yes
Purchase Terms Avail
- Cash
- Yes
- Conventional
- Yes
- Other
- Yes
Possession
- Close Of Escrow
- Yes
Property Features
Property Use: Investment Uses: Retail; Other Ownership: Corporation Business Includes: Real Estate Construction Type: Block; Steel Exterior Material: Brick Roofing: Rubber Foundation: Slab Below Grade: None Sewer: Public Sewer Water: Public Water Utilities Attached: Electricity Connected; Natural Gas Connected Util Avail at St: Cable Available; Electricity Available; High Speed Internet; Natural Gas Available; Phone Available; Storm Sewer Heat Source: None Heat Type: None Air Conditioning: None Driveway: Paved Street Type: Public Purchase Terms Avail: Cash; Conventional; Other Docs at List Office: Aerial Photo; Plat Map Docs Req Conf Agrmnt: Other Sale Conditions: None Possession: Close Of Escrow
Listing Office: @properties Christie's International R.E.
Listing Agent: Christina Castaneda
Last Updated: April - 23 - 2026
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