Berrien County property record for 769 Pipestone St, Benton Harbor, MI 49022
| Property Type | Commercial |
|---|---|
| Lot Size | 6.88 acres (300,110 sqft) |
| Owner | Company Name on File |
| Flood Zone | Zone X (minimal risk) |
| APN | 52-0831-0023-01-0 |
| Primary APN | 52-0831-0023-01-0 |
|---|---|
| Alternative APN |
|
| Fire Resistance | Fireproof Steel Frame |
|---|---|
| Lot Area | 300,110 sqft (6.88 acres) |
| Heating System | Forced Air with A/C |
|---|
| Street Address | 769 PIPESTONE ST |
|---|---|
| City | BENTON HARBOR |
| State | MI |
| Zip | 49022-4815 |
| Property Category | Commercial |
| Property Type | Commercial > Retail |
| Local Zoning Code | DISTRICT A |
| Legal Description | COMBINED ON 12/31/2014 FROM 52-0831-0023-00-4, 52-0831-0025-02-3, 52-0019-0102-00-1; LOT 23 & THE NELY 100' OF LOT 25 ASSESSORS PLAT NO 31 CITY OF BENTON HARBOR ALSO COM ON ELY LN OF PIPESTONE ST AT N LN OF SE1/4 OF SW1/4 OF SE1/4 OF SEC 19 T4S R18W |
| Legal Range | 18W |
| Legal Township | 04S |
| Legal Section | 19 |
| Legal Subdivision | ASSESSORS PLAT #31 |
| Legal Lot Number | 23,25 |
| Legal Unit | 23,25 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | BENTON HARBOR |
| Census Block Group | 1 |
| Census Block | 1000 |
| Census Tract | 500 |
769 Pipestone St, a commercial property, is owned by a company.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | PO BOX 24187, LANSING, MI 48909-4187 |
| Owner Type | Company |
| Vesting | Company |
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 |
|---|---|
| Record Updated | Oct 29, 2026 |
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) |
FEMA maps place 769 Pipestone St in Zone X, an area of minimal flood risk, within 100 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 100 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 769 Pipestone St 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 96% of the US · lower than 91% 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 | 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 241 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 |
| AT&T Fixed Wireless · Fiber in parts of the area | 100 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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