Berrien County property record for 452 Cass St, Benton Harbor, MI 49022
| Property Type | Commercial Vacant Land |
|---|---|
| Lot Size | 0.186 acres (8,102 sqft) |
| Owner | Individual Name on File |
| Tax Bill | $130 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 54-7580-0013-00-5 |
| Primary APN | 54-7580-0013-00-5 |
|---|---|
| Alternative APN |
|
| Lot Area | 8,102 sqft (0.186 acres) |
|---|
| Heating System | Forced Air with A/C |
|---|
| Street Address | 452 CASS ST |
|---|---|
| City | BENTON HARBOR |
| State | MI |
| Zip | 49022-4402 |
| Property Category | Commercial |
| Property Type | Vacant Land > Commercial |
| Local Zoning Code | DISTRICT A |
| Legal Description | LOT 8 BLK 4 THRESHER IMPROVEMENT ADD TO THE CITY OF BENTON HARBOR ALSO THE N1/2 OF VAC ALLEY S OF SD LOT EXT WLY TO ELY LN OF CREEK SEE 11-54-9975-0461-00-8 |
| Legal Subdivision | THRESHER IMPROVEMENT ADD |
| Legal Block | 4 |
| Legal Lot Number | 8 |
| Legal Unit | 8 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | BENTON HARBOR |
| Census Block Group | 1 |
| Census Block | 1010 |
| Census Tract | 300 |
452 Cass St, commercial vacant land, is owned by an individual who acquired it in March 1993.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 5590 E HIAWATHA LN, STEVENSVILLE, MI 49127-9641 |
| 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 Sale | Mar 23, 1993 |
| Deed Sale | Mar 23, 1993 |
| Prior Sale | Mar 1, 1985 |
| Deed Book / Page | 1564 / 74 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 452 Cass St was $130.
Source: Berrien County assessment roll, as of September 28, 2026
| Type | Name |
|---|---|
| State | Michigan |
| County | Berrien County |
| Municipality | Benton Harbor City |
| Unified School District | Benton Harbor Area Schools (PK - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $10,300 | $20,600 | |
| 2025 | $130.00 | ||
| 2023 | $8,100 | $16,200 | |
| 2022 | $115.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 452 Cass St in Zone X, an area of minimal flood risk, within 500 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective September 10, 2024
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Nearest Special Flood Hazard Area | Zone AE, within 500 ft |
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
Wildfire risk around 452 Cass St 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 | Direct burnable vegetation |
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 | BENTON HARBOR serves 9,103 people · EPA ID MI0000600 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Jan 2025 |
| Lead | Under 1 ppb (2025) action level 15 ppb |
| Water Quality | Treatment failure resolved · Sep 2021 Failure to filter resolved · May 2021 |
|---|---|
| Treatment and Procedure | Organic carbon removal Apr 2026 Treatment change without state approval Sep 2021 Lead public education Aug 2021 |
| 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.
Source: FCC Broadband Data Collection, based on 318 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 · Fiber in parts of the area | 100 / 20 |
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