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Single Family ResidenceResidential
$229,479$156 / 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 93How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $279,000 on Jan 2, 2025

8855 E NAPIER AVE

BENTON HARBOR, MI 49022
2.5
Baths
1,472 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.
2.93 ac
Lot SizeThe size of the land the home sits on, from county records.
1965
Year BuiltThe year the home was originally built, according to county records.
4
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$229K
$213K low$246K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$279,000 · Jan 2, 2025

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,778 (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.$116,500 (2026)
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$114,300
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$233,000

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.37
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
7
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
68
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
75
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
26
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.8 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
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.minimal

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.Bi-Level
CountyBERRIEN
Lot (acres)The size of the land the home sits on, from county records.2.93
HeatingThe type of heating system in the home.Radiant
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(3)

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.

E
South Elementary School
Elementary · Grades PK–2 · 6.4 mi
H
Watervliet High SchoolB
High · Grades 9–12 · 6.6 mi
M
Watervliet Middle SchoolB-
Middle · Grades 6–8 · 6.6 mi

District: Watervliet School District

Neighborhood · ZIP 49022These 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.128
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.85
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.23

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.88%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.12%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.30%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.29,737
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.423 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$45,476
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$61,980
Average tempThe average temperature here across a full year.49°F
Annual precipHow much rain and melted snow falls here in a typical year.37 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

8855 E Napier Ave 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 78% of homes in Benton Harbor 49022
  • Costs more per square foot than 72% of homes in Benton Harbor 49022
  • Bigger than 67% of homes in Benton Harbor 49022
  • Has a bigger lot than 89% of homes in Benton Harbor 49022
  • Newer than 77% of homes in Benton Harbor 49022

What homes are worth in Benton Harbor 49022

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

This home
$24K$677K

This home is worth more than 78% of homes in Benton Harbor 49022.

How it measures up in Benton Harbor 49022

The dot is this home. The mark in the middle is the typical home in Benton Harbor 49022.

Estimated value$229,479
CheaperTypical $131,805Pricier

Pricier than 78% of homes nearby

Price per ft²$156
CheaperTypical $113Pricier

Pricier than 72% of homes nearby

Living area1,472 ft²
SmallerTypical 1,238 ft²Bigger

Bigger than 67% of homes nearby

Lot size2.93 ac
SmallerTypical 0.27 acBigger

Bigger than 89% of homes nearby

Year built1965
OlderTypical 1952Newer

Newer than 77% of homes nearby

How 8855 E Napier Ave ranks against every home in each area.
MeasureThis homeBenton Harbor 49022Berrien County
Estimated valuepricier than$229,47978% of homes40% of homes
Price per ft²pricier than$15672% of homes34% of homes
Living areabigger than1,472 ft²67% of homes49% of homes
Lot sizebigger than2.93 ac89% of homes86% of homes
Year builtnewer than196577% of homes58% of homes

About 8855 E Napier Ave

How much is 8855 E Napier Ave, Benton Harbor, MI worth?

The TopHap Estimate for 8855 E Napier Ave, Benton Harbor, MI is $229,479 as of Aug 30, 2026. The likely range is $212,628 to $246,330. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8855 E Napier Ave, Benton Harbor, MI last sell?

8855 E Napier Ave, Benton Harbor, MI last sold on Jan 2, 2025 for $279,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 8855 E Napier Ave, Benton Harbor, MI?

8855 E Napier Ave, Benton Harbor, MI has 2.5 bathrooms, 1,472 square feet of living space and a 2.93-acre lot.

When was 8855 E Napier Ave, Benton Harbor, MI built?

8855 E Napier Ave, Benton Harbor, MI was built in 1965, making it 61 years old. It is a bi-level home.

What schools serve 8855 E Napier Ave, Benton Harbor, MI?

8855 E Napier Ave, Benton Harbor, MI is assigned to South Elementary School (elementary); Watervliet High School (high), rated B; Watervliet Middle School (middle), rated B-. All sit in Watervliet School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8855 E Napier Ave, Benton Harbor, MI compare to other homes in Benton Harbor 49022?

Among the 11,353 homes in Benton Harbor 49022, it is worth more than 78% of them ($229,479 against a typical $131,805), its price per square foot is higher than 72% of them ($156 against a typical $113), it is bigger than 67% of them (1,472 ft² against a typical 1,238 ft²), its lot is bigger than 89% of them (2.93 ac against a typical 0.27 ac) and it is newer than 77% of them (1965 against a typical 1952). Measured against all of Berrien County, it is worth more than 40% 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 8855 E Napier Ave, Benton Harbor, MI?

The 2025 property tax bill for 8855 E Napier Ave, Benton Harbor, MI was $2,778. The county assessed it at $116,500.

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