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Single Family ResidenceResidential
$449,479$203 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 94How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $115,000 on May 26, 2021

1940 RIVER BLUFF ST

NILES, MI 49120
3
Beds
2.5
Baths
2,212 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1.11 ac
Lot SizeThe size of the land the home sits on, from county records.
1991
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$449K
$422K low$477K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$115,000 · May 26, 2021

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,434 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$244,700 (2026)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$215,700
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$489,400

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.152 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.34%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Raised Ranch
CountyBERRIEN
Lot (acres)The size of the land the home sits on, from county records.1.11
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Niles Senior High SchoolB
High · Grades 9–12 · 2.0 mi
M
Ring Lardner Middle SchoolB
Middle · Grades 6–8 · 2.3 mi
E
Ballard Elementary SchoolB+
Elementary · Grades PK–5 · 2.7 mi

District: Niles Community School District

Neighborhood · ZIP 49120These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.77
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.86
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.28

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.92%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.13%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.13%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.36,873
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.300 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$65,308
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$83,136
Average tempThe average temperature here across a full year.49°F
Annual precipHow much rain and melted snow falls here in a typical year.39 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.46%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

1940 River Bluff St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 91% of homes in Niles 49120
  • Costs more per square foot than 79% of homes in Niles 49120
  • Bigger than 86% of homes in Niles 49120
  • Has a bigger lot than 75% of homes in Berrien County
  • Newer than 79% of homes in Niles 49120

What homes are worth in Niles 49120

Each bar is how many homes fall in that price range. The marker is this home.

This home
$78K$757K

This home is worth more than 91% of homes in Niles 49120.

How it measures up in Niles 49120

The dot is this home. The mark in the middle is the typical home in Niles 49120.

Estimated value$449,479
CheaperTypical $204,604Pricier

Pricier than 91% of homes nearby

Price per ft²$203
CheaperTypical $160Pricier

Pricier than 79% of homes nearby

Living area2,212 ft²
SmallerTypical 1,376 ft²Bigger

Bigger than 86% of homes nearby

Lot size1.11 ac
SmallerTypical 0.5 acBigger

Bigger than 71% of homes nearby

Year built1991
OlderTypical 1959Newer

Newer than 79% of homes nearby

How 1940 River Bluff St ranks against every home in each area.
MeasureThis homeNiles 49120Berrien County
Estimated valuepricier than$449,47991% of homes77% of homes
Price per ft²pricier than$20379% of homes58% of homes
Living areabigger than2,212 ft²86% of homes82% of homes
Lot sizebigger than1.11 ac71% of homes75% of homes
Year builtnewer than199179% of homes78% of homes

About 1940 River Bluff St

How much is 1940 River Bluff St, Niles, MI worth?

The TopHap Estimate for 1940 River Bluff St, Niles, MI is $449,479 as of Sep 24, 2026. The likely range is $421,587 to $477,371. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 1940 River Bluff St, Niles, MI last sell?

1940 River Bluff St, Niles, MI last sold on May 26, 2021 for $115,000, according to the county's recorded deed.

How big is 1940 River Bluff St, Niles, MI?

1940 River Bluff St, Niles, MI has 3 bedrooms, 2.5 bathrooms, 2,212 square feet of living space and a 1.11-acre lot.

When was 1940 River Bluff St, Niles, MI built?

1940 River Bluff St, Niles, MI was built in 1991, making it 35 years old. It is a raised ranch home. The building has 2 stories.

What schools serve 1940 River Bluff St, Niles, MI?

1940 River Bluff St, Niles, MI is assigned to Niles Senior High School (high), rated B; Ring Lardner Middle School (middle), rated B; Ballard Elementary School (elementary), rated B+. All sit in Niles Community School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 1940 River Bluff St, Niles, MI compare to other homes in Niles 49120?

Among the 14,604 homes in Niles 49120, it is worth more than 91% of them ($449,479 against a typical $204,604), its price per square foot is higher than 79% of them ($203 against a typical $160), it is bigger than 86% of them (2,212 ft² against a typical 1,376 ft²), its lot is bigger than 71% of them (1.11 ac against a typical 0.5 ac) and it is newer than 79% of them (1991 against a typical 1959). Measured against all of Berrien County, it is worth more than 77% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 1940 River Bluff St, Niles, MI?

The 2025 property tax bill for 1940 River Bluff St, Niles, MI was $3,434. The county assessed it at $244,700.

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