Heavy Manufacturing Industrial
For Sale
Contact for pricing
12720 TENTH AVE, Hanford, CA 93230
Zoned MH heavy manufacturing with a fenced equipment yard, shop, office, garage, and on-site residence.
Property Size1,604 SF
Price / SF$311.10
Days on Market65
Property Features for 12720 TENTH AVE
General Information
Standard status
Active
Size
1,604 SF
Property subtype
Industrial, Mixed Use, Self Storage
Zoning
MH Heavy Manufacturing
Investment Type
Owner/User
Building Details
Year Built
1952
Buildings
4
Listing Agency:
Simon Commercial Real Estate
Listed By:
Keith Simon · License #CA #01491442
Source:
Crexi
Added: Jun 19
Changed: Aug 14
Last Checked: Aug 21 at 2:26PM
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 Simon Commercial Real Estate
Investment Insights
Based on property information with market context.
This heavy manufacturing (MH) property sits on 1.25 acres and includes a chain link fenced equipment yard. Improvements consist of a 30' x 40' shop, a 30' x 24' garage, and a 14' x 25' office. An on-site home of 1,600 SF with 2 bedrooms and 2 bathrooms is also included, along with a new 600' well.
The site is located approximately 3.2 miles south of downtown Hanford, balancing convenient access to city amenities with a rural setting. The surrounding area reflects average continuity and maintenance, with nearby agricultural land and scattered rural residential uses.
The MH zoning supports assembling, processing, and packaging of heavy goods, as well as storage and distribution, warehousing, freight terminals, and self-storage facilities. It also aligns with commercial services such as auto repair, auto body shops, and equipment rental yards, plus agriculture services including agricultural processing plants, cold storage, and farm machinery repair. An accessory on-site residence/caretaker or administrative use is also consistent with the stated MH zone framework, making the property suitable for operators seeking an industrial yard with support space on-site.
The site is located approximately 3.2 miles south of downtown Hanford, balancing convenient access to city amenities with a rural setting. The surrounding area reflects average continuity and maintenance, with nearby agricultural land and scattered rural residential uses.
The MH zoning supports assembling, processing, and packaging of heavy goods, as well as storage and distribution, warehousing, freight terminals, and self-storage facilities. It also aligns with commercial services such as auto repair, auto body shops, and equipment rental yards, plus agriculture services including agricultural processing plants, cold storage, and farm machinery repair. An accessory on-site residence/caretaker or administrative use is also consistent with the stated MH zone framework, making the property suitable for operators seeking an industrial yard with support space on-site.
Key Highlights
- 1.25‑acre property zoned MH (heavy manufacturing) per Kings County heavy industrial use categories
- Includes chain link fenced equipment yard plus a 30' x 40' shop
- On‑site office space (14' x 25') and a 30' x 24' garage
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
$15,198
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
3.05%
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%
$303,960
$304.0K
Cap Rate 7%
$217,114
$217.1K
Cap Rate 9%
$168,867
$168.9K
Market Conditions
NOI Build-Up for 1,604 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
$23.1K $14.40/SF
− Vacancy
−$1.4K −$0.86/SF
EGI
$21.7K $13.54/SF
− OpEx
−$6.5K −$4.06/SF
NOI
$15.2K $9.48/SF
Area
Kings County, CA
Vacancy
6.00%
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%
$303,960
Cap Rate 7%
$217,114
Cap Rate 9%
$168,867
Alternative Uses
Best Use
Industrial
$217.1K
$190.0K – $253.3K
NOI $15,198 @ 7.0% cap · market cap 3.05%
Second Best
Flex RnD
$199.9K
$174.9K – $233.2K
NOI $13,993 @ 7.0% cap · market cap 2.80%
Theoretical Best
Healthcare Medical
$506.8K
$443.4K – $591.2K
NOI $35,474 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93230, CA
68,412
Population
23,149
Households
3
Avg Household Size
34
Median Age
17%
College-Educated
81%
High-School Grad
258.1 sq mi
ZIP Area
265
Density / Sq Mi
$73,558
Median Household Income
$44,074
Median Earnings
$1,208
Median Rent
$321,900
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 - Zoned MH heavy manufacturing with a fenced equipment yard, shop, office, garage, and on-site residence.
Where is this flex space located?
The property is located at 12720 TENTH AVE Hanford, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 1.25‑acre property zoned MH (heavy manufacturing) per Kings County heavy industrial use categories; Includes chain link fenced equipment yard plus a 30' x 40' shop; On‑site office space (14' x 25') and a 30' x 24' garage
