Retail Showroom and Warehouse
For Sale
$2,650,000
1120 Mchenry Ave, Modesto, CA 95350
Retail showroom, warehouse, and office space on a busy corridor.
Property Size11,380 SF
Lot Size0.81 Acres
Price / SF$232.86
Days on Market166
Property Features for 1120 Mchenry Ave
General Information
Standard status
Active
Size
11,380 SF
Lot size
0.81 Acres
Property subtype
Commercial
Building Details
Year Built
1966
Listing Agency:
GOLDEN VIEW PROPERTIES
(408) 644-6199
Listed By:
Nick Jindal
(408) 644-6199
Source:
Elliman
Added: Mar 11
Changed: Jul 6
Last Checked: Aug 22 at 8:54AM
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 GOLDEN VIEW PROPERTIES
Investment Insights
Based on property information with market context.
This property features an 11,380-square-foot retail showroom and warehouse, including office space. It is situated on a signalized, busy corridor of McHenry Avenue with over 35,000 ADT (average daily traffic) and is in close proximity to major retailers. The building includes high ceilings, state-of-the-art LED lights, a loading dock, and sprinkler system throughout, with modern decor finishes. An adjacent 0.18-acre lot is included with the property, offering additional possibilities for use.
Key Highlights
- High‑traffic location on McHenry corridor with over 35,000 ADT.
- Large 11,380 sq ft retail showroom and warehouse space.
- Includes adjacent .18 acre lot for additional use.
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
$191,525
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
7.23%
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%
$3,830,500
$3.8M
Cap Rate 7%
$2,736,071
$2.7M
Cap Rate 9%
$2,128,056
$2.1M
Market Conditions
NOI Build-Up for 11,380 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
$300.4K $26.40/SF
− Vacancy
−$45.1K −$3.96/SF
EGI
$255.4K $22.44/SF
− OpEx
−$63.8K −$5.61/SF
NOI
$191.5K $16.83/SF
Area
Modesto, CA
Vacancy
15.00%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$3,830,500
Cap Rate 7%
$2,736,071
Cap Rate 9%
$2,128,056
Alternative Uses
Best Use
Office B
$2.74M
$2.39M – $3.19M
NOI $191,525 @ 7.0% cap · market cap 7.23%
Second Best
Retail
$2.52M
$2.21M – $2.94M
NOI $176,493 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$3.82M
$3.35M – $4.46M
NOI $267,658 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,649
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95350, CA
55,344
Population
20,327
Households
2.7
Avg Household Size
37
Median Age
20%
College-Educated
85%
High-School Grad
8.8 sq mi
ZIP Area
6,289
Density / Sq Mi
$73,611
Median Household Income
$43,428
Median Earnings
$1,483
Median Rent
$397,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Showroom - Retail showroom, warehouse, and office space on a busy corridor.
Where is this showroom located?
The property is located at 1120 Mchenry Ave Modesto, CA.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: High‑traffic location on McHenry corridor with over 35,000 ADT.; Large 11,380 sq ft retail showroom and warehouse space.; Includes adjacent .18 acre lot for additional use.
