Berrien County property record for 2254 Pipestone Rd, Benton Harbor, MI 49022
| Property Type | Restaurant |
|---|---|
| Details | 4,923 sqft · built 1987 |
| Lot Size | 1.42 acres (61,855 sqft) |
| Owner | Company Name on File |
| Last Sale | $1,227,158 (Apr 2016) |
| Tax Bill | $22,154 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 03-0032-0019-01-9 |
| Primary APN | 03-0032-0019-01-9 |
|---|---|
| Alternative APN |
|
| Stories | 1 Story |
|---|---|
| Building Area | 4,923 sqft Total Area |
| Year Built | Built 1987 |
|---|---|
| Effective Year Built | Effective 1987 |
| Fire Resistance | Masonry Walls, Wood Interior |
| Lot Area | 61,855 sqft (1.42 acres) |
| Lot Depth | 278 ft Depth |
| Heating System | Forced Air with A/C |
|---|
| Street Address | 2254 PIPESTONE RD |
|---|---|
| City | BENTON HARBOR |
| State | MI |
| Zip | 49022-2426 |
| Property Category | Commercial |
| Property Type | Commercial > Retail > Restaurant |
| Local Zoning Code | D1 COMM |
| Legal Description | COM 903.08'S 0 DEG23'44''E OF E1/4 PST SEC 32 T4S R18W TH S 0 DEG23' 44''E 227.67'TH S89DEG36'16''W 278 FT TH N 0 DEG23'44''W 187.17'TH N 59DEG36'16''E 81'TH E 207.85'TO POB |
| Legal Range | 18W |
| Legal Township | 04S |
| Legal Section | 32 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | BENTON |
| Census Block Group | 2 |
| Census Block | 2026 |
| Census Tract | 2400 |
2254 Pipestone Rd, a commercial property, is owned by a company that bought it in April 2016.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 450 S ORANGE AVE, 900, ORLANDO, FL 32801-3339 |
| Owner Type | Company |
| Vesting | Partnership |
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 Sale | Apr 26, 2016 · Amount on File |
| Deed Sale | Apr 26, 2016 · Amount on File |
| Deed Book / Page | 3134 / 2171 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 2254 Pipestone Rd was $22,154.
Source: Berrien County assessment roll, as of September 28, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| County Subdivision | Benton Charter Township |
| Unified School District | Benton Harbor Area Schools (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $444,700 | $889,400 | |
| 2025 | $22,154.00 | ||
| 2023 | $471,200 | $942,400 | |
| 2022 | $19,319.00 |
Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.
FEMA maps place 2254 Pipestone Rd in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective September 10, 2024 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 1 in force |
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 2254 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 Risk | Low lower than 97% of the US · lower than 93% 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: EPA Safe Drinking Water Information System, as of September 2026
| Water System | SOUTHWEST MICHIGAN REGIONAL SANITARY SEW serves 26,780 people · EPA ID MI0003726 |
|---|---|
| Water Source | Purchased surface water from ST JOSEPH |
| Last State Inspection | Feb 2025 |
| Lead | 1 ppb (2023–2025) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | 1 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.
Source: FCC Broadband Data Collection, based on 13 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 |
May also be available: Mercury Fiber.
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