540 Union St, Niles, MI 49120 Property Records

Berrien County property record for 540 Union St, Niles, MI 49120

Property Summary

Property Type	Single Family Home
Details	1.5 ba · 1,434 sqft
Lot Size	0.2 acres (8,712 sqft)
Owner	Individual Name on File
Last Sale	$70,000 (Apr 2014)
Tax Bill	$1,458 (2025)
Deeds & Mortgages	Aug 2021 Mortgage Feb 2017 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`74-6890-0013-00-3`

Property Details

APN / Parcel Number

Primary APN	`74-6890-0013-00-3`
Alternative APN	`11-74-6890-0013-00-3`

Interior

Full Baths	1.5 Baths
Half Baths	1 Half Bath
Building Area	1,434 sqft Living Area
1st Floor Area	1,224 sqft
Basement Area	420 sqft
Unfinished Basement	420 sqft

Exterior

Lot Area	8,712 sqft (0.2 acres)
Lot Dimensions	132 ft deep x 66 ft wide
Garage Area	405 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Heating System	Forced Air with A/C

Location & Zoning

Street Address	540 UNION ST
City	NILES
State	MI
Zip	49120-1537
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LDR
Legal Description	LOT 13 J B REDDICK ADD CITY OF NILES
Legal Subdivision	J B REDDICK ADD
Legal Lot Number	13
Legal Unit	13
Jurisdiction	BERRIEN MI
Township / Civil Division	NILES
Census Block Group	3
Census Block	3019
Census Tract	20600

Owner

540 Union St is owned and occupied by an individual who acquired it in February 2017.

Source: Berrien County records, as of September 28, 2026

Owner of Record	Individual Name on File
Mailing Address	540 UNION ST, NILES, MI 49120-1537
Occupancy	Owner Occupied
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.

Deeds, Mortgages & Sale History

Date	Document
Aug 4, 2021	Deed of Trust, Mortgage · Conventional Mortgage THE HUNTINGTON NATIONAL BANK
Feb 21, 2017	Intrafamily Transfer, Transfer · Conventional Mortgage RUOFF MORTGAGE COMPANY INC

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Apr 11, 2014 · Amount on File
Deed Sale	Apr 11, 2014 · Amount on File
Prior Sale	Apr 28, 2006 · Amount on File
Deed Book / Page	3068 / 1881
Last Transfer Date	Feb 13, 2017
Transfer Doc	03163/2524
Record Updated	Oct 29, 2026

August 2021: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	BERRIEN MI
Property Address	540 UNION ST, NILES, MI 49120-1537
Transaction Type	Mortgage
Record Updated	Nov 9, 2023

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	540 UNION ST, NILES, MI 49120-1537

Mortgage

Document Number	03338/3093
Date	Aug 4, 2021
Book Page	3338/3093

Lender

Name	THE HUNTINGTON NATIONAL BANK
Type	Bank
Address	COLUMBUS, OH 43219

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	180 Months
Due	Aug 1, 2036

February 2017: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	BERRIEN MI
Recording Date	Feb 21, 2017
Property Address	540 UNION ST, NILES, MI 49120-1537
Document Number	03163/2524
Book / Page	3163 / 2524
Map Reference	LB27 PG25
Instrument Date	Feb 13, 2017
Transaction Type	Transfer
Record Updated	Nov 9, 2023
Title Company	CHICAGO TITLE/MI, CHICAGO TITLE OF MI INC

Transaction

Tax	$0.00
Amount Accuracy	No Consideration Stated
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	540 UNION ST, NILES, MI 49120-1537

Mortgage

Document Number	0031632525
Date	Feb 21, 2017
Instrument	3163/2525

Lender

Name	RUOFF MORTGAGE COMPANY INC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Mar 1, 2047

Tax Assessment & Valuation

The 2025 property tax bill for 540 Union St was $1,458 with a homeowner's exemption, up 2.4% from the year before.

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

Property Jurisdictions

Type	Name
State	Michigan
County	Berrien County
Municipality	Niles City
Unified School District	Niles Community School District (PK - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$72,900 (-0.68%)	$145,800 (-0.68%)
2025	$1,458.00 (+2.39%) Homeowner's exemption	$73,400	$146,800
2024	$1,424.00
2023		$59,200	$118,400
2022	$1,301.00

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

Flood

FEMA maps place 540 Union St in Zone X, an area of minimal flood risk, though there have been 7 flood claims nearby since 1982.

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
Nearby Flood Claims	7 (1982–2018)
Claims Outside the SFHA	2 of 7
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

Wildfire risk around 540 Union 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	Indirect within ember reach
Adjoins Burnable Land	Yes

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 TOWNSHIP serves 2,270 people · EPA ID MI0004750
Water Source	Groundwater
Last State Inspection	Jun 2025
Lead	2 ppb (2022–2024) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	Lead service line inventory Oct 2024
Monitoring and Reporting	30 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 377 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
AT&T Fiber	5,000 / 5,000
Xfinity Cable	2,000 / 250
Verizon Fixed Wireless	300 / 20

May also be available: Mercury Fiber, Midwest Energy & Communications.

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