2555 S 11th St, Niles, MI 49120 Property Records

Berrien County property record for 2555 S 11th St, Niles, MI 49120

Property Summary

Property Type	Commercial
Details	10,930 sqft · built 1950
Lot Size	1.47 acres (64,033 sqft)
Owner	Individual Name on Record
Tax Bill	$5,722 (2025)
Deeds & Mortgages	May 2023 Transfer May 2023 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`14-0860-0026-02-8`

Property Details

APN / Parcel Number

Primary APN	`14-0860-0026-02-8`
Alternative APN	`11-14-0860-0026-02-8`

Interior

Stories	1 Story
Building Area	10,930 sqft Building Perimeter

Exterior

Year Built	Built 1950
Effective Year Built	Effective 1950
Fire Resistance	Masonry Walls, Wood Interior
Lot Area	64,033 sqft (1.47 acres)
Lot Dimensions	330 ft deep x 371 ft wide
Shed	1 Shed
Total Buildings	4 Buildings

Utilities, Heating & Cooling

Heating System	Forced Air with A/C

Location & Zoning

Street Address	2555 S 11TH ST
City	NILES
State	MI
Zip	49120-4415
Property Category	Commercial
Property Type	Commercial > Retail
Local Zoning Code	GB
Legal Description	COM ON E LN US31 AT A PT 1015.3' N00DEG14'E OF C/L CHICAGO RD IN SEC 14 T8S R17W TH N00DEG14'E 180' TH S89DEG48'E 355.5' TH S00DEG12'W 180' TH N89DEG48'W 355.62' TO POB.
Legal Range	17W
Legal Township	08S
Legal Section	14
Jurisdiction	BERRIEN MI
Township / Civil Division	NILES
Census Block Group	1
Census Block	1011
Census Tract	21100

Owner

Source: Berrien County records, as of September 28, 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 Record
Mailing Address	6722 STEEPLECHASE LN, BERRIEN SPRINGS, MI 49103-9651
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
May 19, 2023	Intrafamily Transfer, Transfer
May 19, 2023	Intrafamily Transfer, Transfer · Stand-Alone First Mortgage ROBIN RUDLAFF

Assessor's Deed Record

Deed Names	Name on Deed
Last Transfer Date	Sep 26, 2024
Transfer Doc	003435/981
Record Updated	Oct 29, 2026

May 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BERRIEN MI
Recording Date	May 19, 2023
Property Address	2555 S 11TH ST, NILES, MI 49120-4415
Document Number	03404/1018
Book / Page	3404 / 1018
Instrument Date	May 11, 2023
Instrument	2023380900
Transaction Type	Transfer
Record Updated	Nov 9, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	6722 STEEPLECHASE LANE, SAINT JOSEPH, MI 49085

May 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BERRIEN MI
Recording Date	May 19, 2023
Property Address	2555 S 11TH ST, NILES, MI 49120-4415
Document Number	03404/1012
Book / Page	3404 / 1012
Instrument Date	May 2, 2023
Instrument	2023380898
Transaction Type	Transfer
Record Updated	Nov 9, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Living Trust
Address	2555 S 11TH ST, NILES, MI 49120-4415

Mortgage

Document Number	2023380899
Date	May 19, 2023
Instrument	2023380899

Lender

Name	ROBIN RUDLAFF
Type	Private Party

Agreement

Type	Stand-Alone First Mortgage
Amount	Amount Recorded

Tax Assessment & Valuation

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

Property Jurisdictions

Type	Name
State	Michigan
County	Berrien County
County Subdivision	Niles Township
Unified School District	Brandywine Community Schools (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$140,000 (+12.63%)	$280,000 (+12.63%)
2025	$5,722.00 (-16.52%)	$124,300 (-5.83%)	$248,600 (-5.83%)
2024	$6,854.00 (+7.9%)
2023		$132,000	$264,000
2022	$6,352.00

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

Flood

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	5 in force
Nearby Flood Claims	2 (1981–2016)
Most Recent Claim	Aug 2016

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

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.

Drinking Water

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

Water System	NILES serves 14,215 people · EPA ID MI0004740
Water Source	Groundwater
Last State Inspection	Jun 2024
Lead	2 ppb (2025) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None 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 101 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
AT&T Fixed Wireless · DSL in parts of the area	100 / 20

May also be available: Midwest Energy & Communications.

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