Flex Warehouse with Office and Cold
For Sale
Contact for pricing
1302-1310 9th St, Modesto, CA 95351
Corner property includes office, retail space, open warehouse, and refrigerated cold storage.
Property Size12,000 SF
Lot Size0.32 Acres
Price / SF$140.83
Days on Market148
Property Features for 1302-1310 9th St
General Information
Standard status
Active
Size
12,000 SF
Lot size
0.32 Acres
Property subtype
Industrial, Office, Retail
Lease Type
Modified Gross
Investment Type
Sale/Leaseback
Net Operating Income
$122,800
Amenities
open warehouse
chiller room
walk-in refrigerator
office areas
retail areas
remodeled restroom
breakroom with kitchenette
Building Details
Year Built
1920
Tenancy
Single
Listing Agency:
PMZ Commercial
Listed By:
Jordan Amarant · License #CA 01911219
(209) 345-8209
Source:
Crexi
Added: Apr 17
Changed: Sep 10
Last Checked: Sep 11 at 7:43AM
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 PMZ Commercial
Investment Insights
Based on property information with market context.
This sale offering includes a 12,000 SF commercial building on a 13,939 SF corner lot with multiple functions under one roof. The interior layout combines a large open warehouse area, refrigerated cold storage components, and dedicated office and retail spaces. Improvements described include a 1,500 SF 40° chiller room, a walk-in refrigerator, a remodeled restroom, and a breakroom with kitchenette.
The property is currently occupied by Fresh Ideas Flower Company. The offering is presented with a seller sale-leaseback in place, featuring a five-year modified gross lease and starting rent of $13,000 per month.
In addition to warehouse and refrigeration areas, the building provides sizable office and retail space to support day-to-day operations in a single site arrangement.
The property is currently occupied by Fresh Ideas Flower Company. The offering is presented with a seller sale-leaseback in place, featuring a five-year modified gross lease and starting rent of $13,000 per month.
In addition to warehouse and refrigeration areas, the building provides sizable office and retail space to support day-to-day operations in a single site arrangement.
Key Highlights
- 12,000 SF commercial building on a 13,939 SF corner lot with office, retail, open warehouse, and refrigerated cold storage under one roof
- Includes 5,000 SF open warehouse (50' x 100') plus a walk‑in refrigerator
- Refrigerated storage includes a 1,500 SF 40°F chiller room
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
$127,908
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
7.57%
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%
$2,558,160
$2.6M
Cap Rate 7%
$1,827,257
$1.8M
Cap Rate 9%
$1,421,200
$1.4M
Market Conditions
NOI Build-Up for 12,000 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
$158.4K $13.20/SF
− Vacancy
−$7.9K −$0.66/SF
EGI
$150.5K $12.54/SF
− OpEx
−$22.6K −$1.88/SF
NOI
$127.9K $10.66/SF
Area
Modesto, CA
Vacancy
5.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
15.00%
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%
$2,558,160
Cap Rate 7%
$1,827,257
Cap Rate 9%
$1,421,200
Alternative Uses
Best Use
Retail
$2.66M
$2.33M – $3.10M
NOI $186,109 @ 7.0% cap · market cap 11.01%
Second Best
Warehouse
$1.83M
$1.60M – $2.13M
NOI $127,908 @ 7.0% cap · market cap 7.57%
Theoretical Best
Office A
$4.03M
$3.53M – $4.70M
NOI $282,240 @ 7.0% cap · market cap 16.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,934
Businesses Nearby
Explore this area
Business Placement
Demographics for 95351, CA
48,668
Population
13,631
Households
3.6
Avg Household Size
32
Median Age
8%
College-Educated
63%
High-School Grad
8.9 sq mi
ZIP Area
5,468
Density / Sq Mi
$56,869
Median Household Income
$31,732
Median Earnings
$1,376
Median Rent
$315,700
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?
Refrigerated & cold storage - Corner property includes office, retail space, open warehouse, and refrigerated cold storage.
Where is this refrigerated & cold storage located?
The property is located at 1302-1310 9th St Modesto, CA.
What is the asking price?
The asking price for this property is $1,690,000.
What are key features of this property?
This property features: 12,000 SF commercial building on a 13,939 SF corner lot with office, retail, open warehouse, and refrigerated cold storage under one roof; Includes 5,000 SF open warehouse (50' x 100') plus a walk‑in refrigerator; Refrigerated storage includes a 1,500 SF 40°F chiller room
