Berrien County property record for 981 Pipestone St, Benton Harbor, MI 49022
| Property Type | Commercial Vacant Land |
|---|---|
| Lot Size | 0.45 acres (19,602 sqft) |
| Owner | Individual Name on File |
| Last Sale | $5,172 (Apr 2011) |
| Tax Bill | $458 (2025) |
| Flood Zone | Zone AE (high risk) |
| APN | 53-0030-0117-00-4 |
| Primary APN | 53-0030-0117-00-4 |
|---|---|
| Alternative APN |
|
| Lot Area | 19,602 sqft (0.45 acres) |
|---|---|
| Lot Dimensions | 267 ft deep x 75 ft wide |
| Heating System | Forced Air with A/C |
|---|
| Street Address | 981 PIPESTONE ST |
|---|---|
| City | BENTON HARBOR |
| State | MI |
| Zip | 49022-4014 |
| Property Category | Commercial |
| Property Type | Vacant Land > Commercial |
| Local Zoning Code | DISTRICT F |
| Legal Description | COM ON ELY LN OF PIPESTONE ST 673.1'SELY OF SE COR OF PIPESTONE ST & EMPIRE AVE IN CITY OF BENTON HARBOR SEC 30 T4S R18W TH S48DEG 42'E 75'TH N41DEG18'E TO CCC & ST L RR TH NWLY ALONG RR TO A PT N41DEG18'E OF BEG TH S41DEG18'W TO BEG |
| Legal Range | 18W |
| Legal Township | 04S |
| Legal Section | 30 |
| Jurisdiction | BERRIEN MI |
| Township / Civil Division | BENTON HARBOR |
| Census Block Group | 1 |
| Census Block | 1000 |
| Census Tract | 600 |
981 Pipestone St, commercial vacant land, is owned by an individual who bought it in April 2011.
Source: Berrien County records, as of September 28, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 1785 S CAMBRIDGE DR, SAINT JOSEPH, MI 49085-9438 |
| 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 | Apr 11, 2011 · Amount on File |
| Deed Sale | Apr 11, 2011 · Amount on File |
| Prior Sale | Aug 10, 1998 |
| Deed Book / Page | 2954 / 2665 |
| Prior Transfer Date | Nov 8, 2004 |
| Prior Transfer Doc | 2569001333 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 981 Pipestone St was $458, up 2.9% from the year before.
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 | $16,000 (+9.59%) | $32,000 (+9.59%) | |
| 2025 | $458.00 (+2.92%) | $14,600 | $29,200 |
| 2024 | $445.00 | ||
| 2023 | $11,500 | $23,000 | |
| 2022 | $404.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 981 Pipestone St in Zone AE, a high-risk flood area; flood insurance is required for federally backed loans.
Source: FEMA National Flood Hazard Layer, effective September 10, 2024
| FEMA Flood Zone | Zone AE high risk |
|---|---|
| 100-Year Floodplain | Yes 1% annual chance |
| Floodway | No |
| Base Flood Elevation | Varies along the reach; see FIRM |
| Flood Insurance Requirement | Required federally backed loans |
Values are read at the parcel center point; lenders make the official flood determination.
Wildfire risk around 981 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 97% of the US · lower than 93% of Michigan |
|---|---|
| Wildfire Likelihood | Under 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 268 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| AT&T Fiber · Fixed Wireless | 5,000 / 5,000 |
| Xfinity Cable | 1,200 / 35 |
| T-Mobile Fixed Wireless | 100 / 20 |
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