Heavy Industrial Warehouse with
For Sale
$1,450,000
10282 Iron Rock Way, Elk Grove, CA 95624
Standalone heavy industrial building with a fenced lot, sizable office area, and owned solar panels.
Property Size5,100 SF
Lot Size0.38 Acres
Price / SF$284.31
Days on Market109
Property Features for 10282 Iron Rock Way
General Information
Standard status
Active
Size
5,100 SF
Lot size
0.38 Acres
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Listing Agency:
Berkshire Hathaway HomeServices-Drysdale Properties
4874287
Listed By:
Martha Macias
6166600
Source:
Exprealty
Added: May 20
Changed: Sep 2
Last Checked: Sep 4 at 12:43PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Berkshire Hathaway HomeServices-Drysdale Properties
Investment Insights
Based on property information with market context.
Standalone heavy industrial warehouse in the Union Industrial Park, offering a fenced lot and a 5,100 SF building that includes a large office area. The property is described as energy efficient with solar panels that are owned.
The building is positioned for easy access to Hwy. CA-99S and is close to Grant Line Rd., within the Elk Grove Industrial Submarket.
Zoning is identified for heavy industrial use, supporting industrial-oriented operations at this location.
The building is positioned for easy access to Hwy. CA-99S and is close to Grant Line Rd., within the Elk Grove Industrial Submarket.
Zoning is identified for heavy industrial use, supporting industrial-oriented operations at this location.
Key Highlights
- Standalone heavy industrial building in Union Industrial Park (Elk Grove Industrial submarket) with easy access to Hwy. CA‑99S
- Approx. 16,426 SF fenced lot plus approx. 5,100 SF building
- Large office area within the 5,100 SF building
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$48,094
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.32%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$961,880
$961.9K
Cap Rate 7%
$687,057
$687.1K
Cap Rate 9%
$534,378
$534.4K
Market Conditions
NOI Build-Up for 5,100 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$79.6K $15.60/SF
− Vacancy
−$5.6K −$1.09/SF
EGI
$74.0K $14.51/SF
− OpEx
−$25.9K −$5.08/SF
NOI
$48.1K $9.43/SF
Area
Elk Grove, CA
Vacancy
7.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
35.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$961,880
Cap Rate 7%
$687,057
Cap Rate 9%
$534,378
Alternative Uses
Best Use
Flex RnD
$687.1K
$601.2K – $801.6K
NOI $48,094 @ 7.0% cap · market cap 3.32%
Second Best
Warehouse
$434.5K
$380.2K – $506.9K
NOI $30,413 @ 7.0% cap · market cap 2.10%
Theoretical Best
Office A
$1.27M
$1.12M – $1.49M
NOI $89,229 @ 7.0% cap · market cap 6.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
341
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 95624, CA
66,575
Population
20,740
Households
3.2
Avg Household Size
39
Median Age
33%
College-Educated
89%
High-School Grad
45.6 sq mi
ZIP Area
1,460
Density / Sq Mi
$121,269
Median Household Income
$53,303
Median Earnings
$1,960
Median Rent
$603,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Standalone heavy industrial building with a fenced lot, sizable office area, and owned solar panels.
Where is this flex space located?
The property is located at 10282 Iron Rock Way Elk Grove, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Standalone heavy industrial building in Union Industrial Park (Elk Grove Industrial submarket) with easy access to Hwy. CA‑99S; Approx. 16,426 SF fenced lot plus approx. 5,100 SF building; Large office area within the 5,100 SF building
