Historic Industrial Building in
For Sale
$830,000
1106 G Street, Modesto, CA 95354
Vintage industrial landmark with endless possibilities in downtown Modesto.
Property Size5,250 SF
Lot Size0.12 Acres
Price / SF$158.10
Days on Market377
Property Features for 1106 G Street
General Information
Standard status
Active
Size
5,250 SF
Lot size
0.12 Acres
Property subtype
Commercial
Building Details
Year Built
1929
Listing Agency:
EXIT REALTY CONSULTANTS
(209) 622-4800
Listed By:
RENEE LEDBETTER · License #01488931
Source:
Corcoran
Added: Jul 30, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:08PM
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 EXIT REALTY CONSULTANTS
Investment Insights
Based on property information with market context.
This historic building, formerly Modesto Machine Works, is located in downtown Modesto, approximately 90 miles from San Francisco. The 5,250-square-foot property features original redwood beam ceilings, exposed brick, and walls of windows. Authentic overhead drive shafts and pulleys remain from its time as a manufacturing facility. The property is located within walking distance of the Gallo Center for the Arts, shops, cafes, and parks. Potential uses include a machine shop, wine bar, tap room, design studio, office space, or retail hub.
Key Highlights
- Historic 1929 industrial building in downtown Modesto, a unique architectural landmark.
- Versatile space is suitable for various uses: wine bar, tap room, design studio, office, or retail.
- Original redwood beam ceilings with authentic overhead drive shafts and pulleys.
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
$50,009
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
6.03%
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%
$1,000,180
$1.0M
Cap Rate 7%
$714,414
$714.4K
Cap Rate 9%
$555,656
$555.7K
Market Conditions
NOI Build-Up for 5,250 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
$75.6K $14.40/SF
− Vacancy
−$4.2K −$0.79/SF
EGI
$71.4K $13.61/SF
− OpEx
−$21.4K −$4.08/SF
NOI
$50.0K $9.53/SF
Area
Modesto, CA
Vacancy
5.50%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,000,180
Cap Rate 7%
$714,414
Cap Rate 9%
$555,656
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,358 @ 7.0% cap · market cap 10.65%
Second Best
Retail
$1.16M
$1.02M – $1.36M
NOI $81,423 @ 7.0% cap · market cap 9.81%
Theoretical Best
Office A
$1.76M
$1.54M – $2.06M
NOI $123,480 @ 7.0% cap · market cap 14.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,396
Businesses Nearby
Explore this area
Business Placement
Demographics for 95354, CA
26,765
Population
9,797
Households
2.7
Avg Household Size
36
Median Age
17%
College-Educated
80%
High-School Grad
7.7 sq mi
ZIP Area
3,476
Density / Sq Mi
$65,643
Median Household Income
$42,126
Median Earnings
$1,463
Median Rent
$360,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Vintage industrial landmark with endless possibilities in downtown Modesto.
Where is this manufacturing property located?
The property is located at 1106 G Street Modesto, CA.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: Historic 1929 industrial building in downtown Modesto, a unique architectural landmark.; Versatile space is suitable for various uses: wine bar, tap room, design studio, office, or retail.; Original redwood beam ceilings with authentic overhead drive shafts and pulleys.
