1800 Pipestone Road, Benton Harbor, MI 49022 (MLS# 26017279)

1800 Pipestone Road, Benton Harbor, MI 49022

$7,500,000

Property Type: Commercial Sale Square Footage: 600,000 Lot Size (sq. ft.): 2,777,386 Status: Active

Current Price: $7,500,000 List Date: 4/23/2026 Last Modified: 4/23/2026

Overview

Description

Rare large-scale redevelopment opportunity in the heart of Benton Township's primary commercial corridor. The former Orchards Mall site consists of approximately 63.76 acres across multiple parcels, offering exceptional scale, existing infrastructure, and strong positioning for future development. Strategically located along E. Napier Avenue and Pipestone Road with close proximity to I-94, the property benefits from high visibility and regional accessibility. Surrounding national retailers include HomeGoods, Tractor Supply Co., Hobby Lobby, Starbucks, and Chick-fil-A, highlighting continued commercial growth in the immediate area. The existing improvements are considered to have limited contributory value, making this an ideal opportunity for redevelopment, repositioning, or phased development. Suitable for a wide range of uses including retail, mixed-use, or large-format commercial development.

Supplements: Property consists of multiple parcels. Acreage, taxes, and values reflect combined parcels. See Exhibit A for full parcel breakdown. Buyer to verify all information.

Listing Details MLS# 26017279

Location Property Info

County: Berrien
Street #: 1800
Street Name: Pipestone
Suffix: Road
State: MI
Zip Code: 49022

General Property Info

New Construction: No
Lot Measurement: Acres
Lot Acres: 63.76
Lot Square Footage: 2777386
Lot Dimensions: irregular
Year Built: 1979
Road Frontage: 10851
Total # Units: Yes
# Fin Bldg Lvls: Yes
Total # Bldgs: Yes
Total SqFt: 600000
Full Baths: 80
Waterfront: No
School District: Benton Harbor

Tax Info

Tax ID #: 11-03-7400-0001-01-8, 11-03-7400-0001-03-4
Taxable Value: 1440950
SEV: 8.55
For Tax Year: 2025
Seller's Annual Property Tax: 153074
Tax Year: 2024
Spec Assessment & Type: None known
Non-Conforming Use: No
Homestead %: 0

Remarks Misc

Directions: Located at the northeast corner of E. Napier Avenue and Pipestone Road in Benton Township. From I-94, take Exit 29 (Pipestone Rd) north approximately 1 mile. Property is on the east side of Pipestone Rd, with frontage along E. Napier Ave.

Location & Property Info

Cross Streets: Pipestone and Napier
Property Sub-Type: Retail
Municipality: Benton Twp

More Information

Office/Contract Info

Auction or For Sale: For Sale
List Price/SqFt: 12.5
Prop Avail for Lease?: No

Remarks & Misc

Public Remarks: Rare large-scale redevelopment opportunity in the heart of Benton Township's primary commercial corridor. The former Orchards Mall site consists of approximately 63.76 acres across multiple parcels, offering exceptional scale, existing infrastructure, and strong positioning for future development. Strategically located along E. Napier Avenue and Pipestone Road with close proximity to I-94, the property benefits from high visibility and regional accessibility. Surrounding national retailers include HomeGoods, Tractor Supply Co., Hobby Lobby, Starbucks, and Chick-fil-A, highlighting continued commercial growth in the immediate area. The existing improvements are considered to have limited contributory value, making this an ideal opportunity for redevelopment, repositioning, or phased development. Suitable for a wide range of uses including retail, mixed-use, or large-format commercial development.
Legal: See Exhibit A

Street Type

Public: Yes

Property Use

Investment: Yes

Utilities Attached

Electricity Connected: Yes
Natural Gas Connected: Yes

Sewer

Public Sewer: Yes

Water

Public Water: Yes

Uses

Retail: Yes
Other: Yes

Construction Type

Block: Yes
Steel: Yes

Exterior Material

Brick: Yes

Roofing

Rubber: Yes

Heat Source

None: Yes

Sale Conditions

None: Yes

Ownership

Corporation: Yes

Below Grade

None: Yes

Heat Type

None: Yes

Air Conditioning

None: Yes

Docs at List Office

Aerial Photo: Yes
Plat Map: Yes

Business Includes

Real Estate: Yes

Foundation

Slab: Yes

Util Avail at St

Cable Available: Yes
Electricity Available: Yes
High Speed Internet: Yes
Natural Gas Available: Yes
Phone Available: Yes
Storm Sewer: Yes

Driveway

Paved: Yes

Docs Req Conf Agrmnt

Other: Yes

Purchase Terms Avail

Cash: Yes
Conventional: Yes
Other: Yes

Possession

Close Of Escrow: Yes

Property Features

Property Use: Investment Uses: Retail; Other Ownership: Corporation Business Includes: Real Estate Construction Type: Block; Steel Exterior Material: Brick Roofing: Rubber Foundation: Slab Below Grade: None Sewer: Public Sewer Water: Public Water Utilities Attached: Electricity Connected; Natural Gas Connected Util Avail at St: Cable Available; Electricity Available; High Speed Internet; Natural Gas Available; Phone Available; Storm Sewer Heat Source: None Heat Type: None Air Conditioning: None Driveway: Paved Street Type: Public Purchase Terms Avail: Cash; Conventional; Other Docs at List Office: Aerial Photo; Plat Map Docs Req Conf Agrmnt: Other Sale Conditions: None Possession: Close Of Escrow

Listing Office: @properties Christie's International R.E.

Listing Agent: Christina Castaneda

Last Updated: April - 23 - 2026

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