Berrien County property record for 2504 Bluff St, Niles, MI 49120 · Last verified June 2026
| Property Type | Single Family Home |
|---|---|
| Details | 2 bd · 1.5 ba · 1,707 sqft · built 1958 |
| Lot Size | 0.89 acres (38,768 sqft) |
| Owner | Individual Name on File |
| Tax Bill | $2,083 (2025) |
| Flood Zone | Zone A (high risk) |
| APN | 14-4940-0005-01-6 |
| Primary APN | 14-4940-0005-01-6 |
|---|---|
| Alternative APN |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 1 Story |
| Building Area | 1,707 sqft Living Area |
| 1st Floor Area | 1,707 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1958 |
|---|---|
| Effective Year Built | Effective 1958 |
| Architectural Style | Raised Ranch |
| Lot Area | 38,768 sqft (0.89 acres) |
| Lot Dimensions | 228 ft deep x 250 ft wide |
| Garage Area | 545 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | HVAC |
|---|---|
| Heating System | Forced Air with A/C |
| Street Address | 2504 BLUFF ST |
|---|---|
| City | NILES |
| State | MI |
| Zip | 49120-1118 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | LOTS 5 & 6 ALSO THE SWLY 20' OF LOT 4 MC COY'S HEIGHTS |
| Legal Subdivision | MCCOYS HEIGHTS |
| Legal Lot Number | 4-6 |
| Legal Unit | 5,4 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | NILES |
| Census Block Group | 2 |
| Census Block | 2002 |
| Census Tract | 20500 |
Source: Berrien County records · APN 14-4940-0005-01-6
Assessment roll updated June 5, 2026 · Last verified June 2026
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 2504 BLUFF ST, NILES, MI 49120-1118 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Deed Names | Verified Name on Deed |
|---|---|
| Last Transfer Date | Nov 22, 2013 |
| Transfer Doc | 03057/3036 |
| Record Updated | Sep 20, 2026 |
Source: Berrien County records · Assessment roll updated June 5, 2026 · Last verified June 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| County Subdivision | Niles Township |
| Unified School District | Niles Community School District (PK - 12) |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $144,900 (+9.19%) | $289,800 (+9.19%) | |
| 2025 | $2,083.00 (+2.41%) Homeowner's exemption | $132,700 (+44.71%) | $265,400 (+44.71%) |
| 2024 | $2,034.00 (+10.66%) | ||
| 2023 | $91,700 | $183,400 | |
| 2022 | $1,838.00 |
Source: FEMA National Flood Hazard Layer, Berrien County (26021C), updated September 10, 2024 · FEMA OpenFEMA NFIP redacted claims and policies, census block group 260210205002, refreshed September 2026 · USDA Forest Service Wildfire Risk to Communities, 2nd edition (2024), fuels as of 2020 · Last verified October 2026
| FEMA Flood Zone | Zone A |
|---|---|
| Special Flood Hazard Area | Yes |
| Flood Hazard | High |
| 100-Year Floodplain | Yes 1% annual chance |
| Floodway | No |
| Base Flood Elevation | Not determined for this zone |
| Flood Insurance Requirement | Required (federally backed mortgages) |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 7 (2008–2018) |
| Most Recent Claim | Feb 2018, river or lake flooding |
| Wildfire Risk | Not rated no burnable land in reach |
|---|---|
| Wildfire Likelihood | Negligible |
| Exposure | None beyond ember reach |
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.
Source: FCC Broadband Data Collection, availability as of December 31, 2025 · Published October 2026 · based on 24 locations within about half a mile of this property
| Provider | Technology | Download / Upload (Mbps) |
|---|---|---|
| Xfinity | Cable | 1,200 / 35 |
| Verizon | Fixed Wireless | 300 / 20 |
| Mercury Broadband | Fixed Wireless (licensed-by-rule) | 150 / 20 |
| T-Mobile USA | Fixed Wireless | 100 / 20 |
Availability varies by address; speeds are provider-advertised maximums, not measured.
5G (outdoors only) and 4G LTE
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