$7,500,000
Benton Harbor, MI 49022
MLS# 26017279
600000 sqft
1 / 26
Property 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.
Details
Maps
Location & Property Info
Cross Streets: Pipestone and Napier
Property Sub-Type: Retail
Municipality: Benton Twp
Office/Contract Info
Auction or For Sale: For Sale
List Price/SqFt: 12.5
Prop Avail for Lease?: No
General Property Info
New Construction: No
Lot Dimensions: irregular
Road Frontage: 10851
Waterfront: No
Total # Units: 1
Total # Bldgs: 1
# Fin Bldg Lvls: 1
Total SqFt: 600000
School District: Benton Harbor
Lot Measurement: Acres
Lot Acres: 63.76
Lot Square Footage: 2777386
Year Built: 1979
Full Baths: 80
Tax Info
Taxable Value: 1440950
SEV: 8.55
For Tax Year: 2025
Seller's Annual Property Tax: 153074
Tax Year: 2024
Homestead %: 0
Spec Assessment & Type: None known
Non-Conforming Use: No
Tax ID #: 11-03-7400-0001-01-8, 11-03-7400-0001-03-4
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: 1
Property Use
Investment: 1
Utilities Attached
Electricity Connected: 1
Natural Gas Connected: 1
Sewer
Public Sewer: 1
Water
Public Water: 1
Uses
Retail: 1
Other: 1
Construction Type
Block: 1
Steel: 1
Exterior Material
Brick: 1
Roofing
Rubber: 1
Heat Source
None: 1
Sale Conditions
None: 1
Ownership
Corporation: 1
Below Grade
None: 1
Heat Type
None: 1
Air Conditioning
None: 1
Docs at List Office
Aerial Photo: 1
Plat Map: 1
Business Includes
Real Estate: 1
Foundation
Slab: 1
Util Avail at St
Cable Available: 1
Electricity Available: 1
High Speed Internet: 1
Natural Gas Available: 1
Phone Available: 1
Storm Sewer: 1
Driveway
Paved: 1
Docs Req Conf Agrmnt
Other: 1
Purchase Terms Avail
Cash: 1
Conventional: 1
Other: 1
Possession
Close Of Escrow: 1
Location Property Info
County: Berrien
Street #: 1800
Street Name: Pipestone
Suffix: Road
State: MI
Zip Code: 49022
OfficeContract Info
Status: Active
Current Price: $7,500,000
List Price: $7,500,000
Listing Date: 2026-04-21
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.
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
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 Office: @properties Christie's International R.E.
Listing Agent: Christina Castaneda
Last Updated: April - 23 - 2026
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