Berrien County property record for 1840 River Bluff St, Niles, MI 49120
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1.5 ba · 1,168 sqft · built 1952 |
| Lot Size | 0.97 acres (42,253 sqft) |
| Owner | Individual Name on File |
| Tax Bill | $1,541 (2025) |
| Flood Zone | Zone A (high risk) |
| APN | 14-0022-0028-00-1 |
| Primary APN | 14-0022-0028-00-1 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,168 sqft Living Area |
| 1st Floor Area | 1,168 sqft |
| Basement Area | 816 sqft |
| Unfinished Basement | 816 sqft |
| Year Built | Built 1952 |
|---|---|
| Effective Year Built | Effective 1952 |
| Architectural Style | Raised Ranch |
| Lot Area | 42,253 sqft (0.97 acres) |
| Lot Dimensions | 625 ft deep x 70 ft wide |
| Cooling System | HVAC |
|---|---|
| Heating System | Forced Air with A/C |
| Street Address | 1840 RIVER BLUFF ST |
|---|---|
| City | NILES |
| State | MI |
| Zip | 49120-1188 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | RP |
| Legal Description | COM 27.5'N OF SW COR OF NE1/4 NE1/4 OF SEC 22 T7S R17W TH E 72.4' TO C/L HWY TH N41DEG30'W 94.8' TH W 655.5' TO RIVER SW'LY ON RIVER TO PT 605'W OF BEG TH E 605' TO POB |
| Legal Range | 17W |
| Legal Township | 07S |
| Legal Section | 22 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | NILES |
| Census Block Group | 2 |
| Census Block | 2011 |
| Census Tract | 20400 |
1840 River Bluff St is owned and occupied by an individual.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 1840 RIVER BLUFF ST, NILES, MI 49120-1188 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Life Estate |
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 |
|---|---|
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 1840 River Bluff St was $1,541 with a homeowner's exemption.
Source: Berrien County assessment roll, as of September 28, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| County Subdivision | Niles Township |
| Unified School District | Niles Community School District (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $65,700 | $131,400 | |
| 2025 | $1,541.00 | ||
| 2023 | $76,300 | $152,600 | |
| 2022 | $1,269.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 1840 River Bluff St 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 | 6 in force |
| Nearby Flood Claims | 4 (1990–2018) |
| Most Recent Claim | Feb 2018 · 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 1840 River Bluff St 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 Risk | Low lower than 95% of the US · lower than 89% of Michigan |
|---|---|
| Wildfire Likelihood | Under 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 48 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 |
| Starlink Satellite | 280 / 30 |
| Mercury Fiber Fixed Wireless | 150 / 20 |
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