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1255 Pipestone Rd, Benton Harbor, MI 49022 Property Records

Berrien County property record for 1255 Pipestone Rd, Benton Harbor, MI 49022

Property Summary

Property TypeRestaurant
Details516 sqft
Lot Size0.165 acres (7,187 sqft)
OwnerCompany Name on File
Tax Bill$1,804 (2025)
Deeds & MortgagesNov 2022 Transfer
Mar 2022 Sale
Flood ZoneZone X (minimal risk)
APN03-8680-0020-06-0

Property Details

APN / Parcel Number

Primary APN03-8680-0020-06-0
Alternative APN
  • 11-03-8680-0020-06-0

Interior

Stories1 Story
Building Area516 sqft Total Area

Exterior

Fire ResistanceMasonry Walls, Wood Interior
Lot Area7,187 sqft (0.165 acres)
Lot Dimensions120 ft deep x 60 ft wide

Utilities, Heating & Cooling

Heating SystemForced Air with A/C

Location & Zoning

Street Address1255 PIPESTONE RD
CityBENTON HARBOR
StateMI
Zip49022-3847
Property CategoryCommercial
Property TypeCommercial > Retail > Restaurant
Local Zoning CodeD1 COMM
Legal DescriptionPT OF LOT 20 SUPERVISORS GRANVILLE-WILLET PLAT DESC AS COM ON THE SLY ROW LN RAVINA AVE 50' N89DEG47'28E OF THE NWLY COR SD LOT 20 TH N89DEG47'28"E ALONG SD ROW LN 123.74' TH S48DEG42'39"E 61.22' TH S43DEG03'09"W 120.78' TO TH NELY ROW LN PIPESTONE T
Legal SubdivisionWLY COR SD
Legal Lot Number20
Legal Unit20,20
JurisdictionBERRIEN MI
Township / Civil DivisionBENTON
Census Block Group3
Census Block3002
Census Tract2100

Owner

1255 Pipestone Rd, a commercial property, is owned by a company that acquired it in June 2024.

Source: Berrien County records, as of September 28, 2026

Owner of RecordCompany Name on File
Mailing Address1301 SUPERIOR ST, BENTON HARBOR, MI 49022-5934
Owner TypeCompany
VestingCompany

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

DateDocument
Nov 14, 2022Quit Claim Deed, Transfer
Quitclaim
Mar 29, 2022Quit Claim Deed, Transfer
Quitclaim

Assessor's Deed Record

Deed NamesName on Deed
Last SaleJun 13, 2023
Deed SaleJun 13, 2023
Prior SaleDec 22, 2021 · Amount on File
Deed Document Number2023382626
Deed Book / Page3405 / 4115
Last Transfer DateJun 14, 2024
Transfer Doc0000407914
Record UpdatedOct 29, 2026

November 2022: Quit Claim Deed, Transfer

Document TypeQuit Claim Deed
JurisdictionBERRIEN MI
Recording DateNov 14, 2022
Property Address1255 PIPESTONE RD, BENTON HARBOR, MI 49022-3847
Document Number03391/2953
Book / Page3391 / 2953
Instrument DateNov 11, 2022
Instrument2022366997
Transaction TypeTransfer
Record UpdatedNov 9, 2023

Transaction

Tax$0.00
Amount AccuracyNo Consideration Stated
Additional
  • Quitclaim
  • Intrafamily Transfer

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
Address1301 SUPERIOR ST, BENTON HARBOR, MI 49022-5934

March 2022: Quit Claim Deed, Transfer

Document TypeQuit Claim Deed
JurisdictionBERRIEN MI
Recording DateMar 29, 2022
Property Address1255 PIPESTONE RD, BENTON HARBOR, MI 49022-3847
Document Number003369/371
Book / Page3369 / 371
Instrument DateMar 28, 2022
Instrument2022348901
Transaction TypeTransfer
Record UpdatedNov 9, 2023

Transaction

AmountAmount on Record
Tax$0.00
Amount AccuracyFull Amount Stated
Additional
  • Quitclaim
  • Intrafamily Transfer

Transferred From (Grantor/Seller)

NameVerified Name
Address1301 SUPERIOR ST, BENTON HARBOR, MI 49022-5934

Transferred To (Grantee/Buyer)

NameVerified Name
Address1301 SUPERIOR ST, BENTON HARBOR, MI 49022-5934

Tax Assessment & Valuation

The 2025 property tax bill for 1255 Pipestone Rd was $1,804.

Source: Berrien County assessment roll, as of September 28, 2026

Property Jurisdictions

TypeName
StateMichigan
CountyBerrien County
County SubdivisionBenton Charter Township
Unified School DistrictBenton Harbor Area Schools (PK - 12)

Tax Bill & Assessment History

YearTax BillAssessed ValueAssessed Market Value
2026$20,300$40,600
2025$1,804.00
2023$28,300$56,600
2022$1,481.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 1255 Pipestone Rd in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 1986.

Source: FEMA National Flood Hazard Layer, effective September 10, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood ZoneZone X
minimal risk
Flood Insurance RequirementNot required
lenders may require it
Nearby Flood Claims1 (1986)
Claims Outside the SFHA1 of 1
Most Recent ClaimOct 1986 · tidal / storm surge

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Wildfire risk around 1255 Pipestone Rd is low, with less than a 0.01% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire RiskLow
lower than 98% of the US · lower than 95% of Michigan
Wildfire LikelihoodUnder 0.01% annual chance
ExposureNone
beyond ember reach

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water SystemBENTON HARBOR
serves 9,103 people · EPA ID MI0000600
Water SourceSurface water
Last State InspectionJan 2025
LeadUnder 1 ppb (2025)
action level 15 ppb

Violations Reported to EPA

Water QualityTreatment failure
resolved · Sep 2021
Failure to filter
resolved · May 2021
Treatment and ProcedureOrganic carbon removal
Apr 2026
Treatment change without state approval
Sep 2021
Lead public education
Aug 2021
Monitoring and ReportingNone
last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes. The service area is an EPA estimate; the actual supplier may differ.

Internet Providers

Source: FCC Broadband Data Collection, based on 300 locations within half a mile, as of December 31, 2025

ProviderMax Down / Up (Mbps)
AT&T
Fiber		5,000 / 5,000
Xfinity
Cable		1,200 / 35
T-Mobile
Fixed Wireless		100 / 20

May also be available: Verizon.

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