Listing Agency: Mountain Valley Properties

Listed By: George Galloway Mac Master · License #01184629 Show Phone

Source: Moodyscre

Added: Nov 14, 2022 Changed: Sep 2 Last Checked: Sep 5 at 9:18AM

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Investment Insights

Based on property information with market context.

This warehouse/flex-style building features a 14-foot roll-up door and 14-foot ceilings, with 4-meter service providing 600 AMP power. Utilities include public water and private septic. The offering also includes a fenced parcel identified as APN 027-012-015-000.

The property is located at 22013 State Highway 33 in Crows Landing, CA 95313. The total lot size for both parcels is 15,000 square feet (0.34 acres).

As configured, the clear-height and roll-up access support a range of light industrial or storage uses, with the site enclosed by fencing for additional control of the outdoor area.

Key Highlights

• Warehouse features a 14‑foot roll‑up door
• 14‑foot ceilings throughout
• 600 AMP power (4 meter)

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

$50,123

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

6.27%

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%

$1,002,460 $1.0M

Cap Rate 7%

$716,043 $716.0K

Cap Rate 9%

$556,922 $556.9K

Market Conditions

NOI Build-Up for 4,500 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

$81.0K $18.00/SF

− Vacancy

−$3.9K −$0.86/SF

EGI

$77.1K $17.14/SF

− OpEx

−$27.0K −$6.00/SF

NOI

$50.1K $11.14/SF

Area

Stanislaus County, CA

Vacancy

4.80%

Lease Rate

$18.00 /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%

$1,002,460

Cap Rate 7%

$716,043

Cap Rate 9%

$556,922

Alternative Uses

Best Use

Flex RnD

$716.0K

$626.5K – $835.4K (±1% cap)

NOI $50,123 @ 7.0% cap · market cap 6.27%

Second Best

Industrial

$385.6K

$337.4K – $449.8K (±1% cap)

NOI $26,989 @ 7.0% cap · market cap 3.37%

Theoretical Best

Office A

$2.09M

$1.83M – $2.44M (±1% cap)

NOI $146,409 @ 7.0% cap · market cap 18.30%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Electrical Service Bakery Butcher Parking Lot & Garage Pharmacy Home Appliance Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

14 ft

Clear height

Yes

Fenced yard

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

62

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 95313, CA

1,351

Population

461

Households

2.9

Avg Household Size

35

Median Age

12%

College-Educated

53%

High-School Grad

45.7 sq mi

ZIP Area

30

Density / Sq Mi

$72,321

Median Household Income

$32,794

Median Earnings

$1,155

Median Rent

$596,400

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Warehouse includes a 14-foot roll-up door, 14-foot ceilings, and 600 AMP power, plus public water and private septic.

Where is this flex space located?

The property is located at 22013 State Highway 33 Crows Landing, CA.

What is the asking price?

The asking price for this property is $800,000.

What are key features of this property?

This property features: Warehouse features a 14‑foot roll‑up door; 14‑foot ceilings throughout; 600 AMP power (4 meter)