Berrien County property record for 131 Beeson Rd, Niles, MI 49120
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1 ba · 1,773 sqft · built 1968 |
| Lot Size | 1.25 acres (54,624 sqft) |
| Owner | Individual Name on File |
| Tax Bill | $2,100 (2025) |
| Flood Zone | Zone A (high risk) |
| APN | 14-0900-0055-00-4 |
| Primary APN | 14-0900-0055-00-4 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1 Bath |
| Stories | 1 Story |
| Building Area | 1,773 sqft Living Area |
| 1st Floor Area | 1,773 sqft |
| Year Built | Built 1968 |
|---|---|
| Effective Year Built | Effective 1968 |
| Architectural Style | Raised Ranch |
| Lot Area | 54,624 sqft (1.25 acres) |
| Lot Dimensions | 475 ft deep x 115 ft wide |
| Garage Area | 484 sqft |
| Parking Spaces | 2 Parking Spaces |
| Total Buildings | 2 Buildings |
| Cooling System | HVAC |
|---|---|
| Heating System | Forced Air with A/C |
| Street Address | 131 BEESON RD |
|---|---|
| City | NILES |
| State | MI |
| Zip | 49120-4033 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R-1A |
| Legal Description | LOT 55 BRANDYWINE ACRES NO 2 |
| Legal Subdivision | BRANDYWINE ACRES #2 |
| Legal Lot Number | 55 |
| Legal Unit | 55 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | NILES |
| Census Block Group | 2 |
| Census Block | 2046 |
| Census Tract | 21000 |
131 Beeson Rd is owned and occupied by an individual who acquired it in August 2006.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 131 BEESON RD, NILES, MI 49120-4033 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | Name on Deed |
|---|---|
| Last Transfer Date | Aug 9, 2006 |
| Transfer Doc | 02734/1408 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 131 Beeson Rd was $2,100 with a homeowner's exemption, up 2.4% from the year before.
Source: Berrien County assessment roll, as of September 28, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| County Subdivision | Niles Township |
| Unified School District | Brandywine Community Schools (KG - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $128,000 (+5.79%) | $256,000 (+5.79%) | |
| 2025 | $2,100.00 (+2.44%) Homeowner's exemption | $121,000 | $242,000 |
| 2024 | $2,050.00 | ||
| 2023 | $113,600 | $227,200 | |
| 2022 | $1,857.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 131 Beeson Rd in Zone A, a high-risk flood area; flood insurance is required for federally backed loans.
Source: FEMA National Flood Hazard Layer, effective September 10, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone A high risk |
|---|---|
| 100-Year Floodplain | Yes 1% annual chance |
| Floodway | No |
| Base Flood Elevation | Not determined for this zone |
| Flood Insurance Requirement | Required federally backed loans |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 2 (1981–2008) |
| Most Recent Claim | Oct 2008 · river or lake flooding |
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 risk around 131 Beeson Rd is low, with a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 80% of the US · above 51% of Michigan |
|---|---|
| Wildfire Likelihood | 0.01% annual chance |
| Exposure | None beyond ember reach |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 56 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 1,200 / 35 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: Midwest Energy & Communications.
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