NNN Cold Storage
For Sale
$1,787,000
1302 9th St, Modesto, CA 95354
Mixed office, retail, refrigerated storage, and warehouse improvements support a range of commercial operating functions.
Property Size12,000 SF
Lot Size0.32 Acres
Price / SF$148.92
Days on Market141
Property Features for 1302 9th St
General Information
Standard status
Active
Size
12,000 SF
Lot size
0.32 Acres
Property subtype
Commercial
Occupancy
100%
Financials
Cap Rate
7%
Gross Income
$156,000
Warehouse & Industrial
Warehouse Space
5,000 SF
Cold Storage
Yes
Cold Storage Temp
40 °F
Cooler
1,500 SF
Additional Details
Corner Location
Yes
Amenities
walk-in refrigerator
remodeled restroom
breakroom with kitchenette
Building Details
Year Built
1920
Buildings
1
Building Size
12,000 SF
Tenancy
Single
Listing Agency:
PMZ Commercial Real Estate
(209) 345-8209
Listed By:
Jordan R. Amarant · License #01911219
Source:
Homesofgreatersacramento
Added: Apr 11
Changed: Aug 29
Last Checked: Aug 25 at 6:49AM
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 Real Estate
Investment Insights
Based on property information with market context.
Located at 1302 9th St in Modesto, this 12,000-square-foot commercial building combines office, retail, refrigerated storage, and warehouse areas within one property. The improvements include a 5,000-square-foot open warehouse, a 1,500-square-foot chiller room, a walk-in refrigerator, substantial office and retail areas, a remodeled restroom, and a breakroom with kitchenette. The building sits on a 13,939-square-foot corner lot and was constructed in 1920.
The property is occupied by Fresh Ideas Flower Company under a new five-year lease with 3% annual increases. The lease places responsibility for property maintenance, including the roof and HVAC, with the tenant. The asset is structured as a sale leaseback and carries a 7% cap rate. The property may also be acquired for owner-user occupancy.
The property is occupied by Fresh Ideas Flower Company under a new five-year lease with 3% annual increases. The lease places responsibility for property maintenance, including the roof and HVAC, with the tenant. The asset is structured as a sale leaseback and carries a 7% cap rate. The property may also be acquired for owner-user occupancy.
Key Highlights
- 12,000 SF commercial building on a 13,939 SF corner lot
- 5,000 SF open warehouse with office, retail, and refrigerated areas
- 1,500 SF chiller room plus walk‑in refrigerator
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
7.16%
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 10.41%
Second Best
Warehouse
$1.83M
$1.60M – $2.13M
NOI $127,908 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$4.03M
$3.53M – $4.70M
NOI $282,240 @ 7.0% cap · market cap 15.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,934
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Mixed office, retail, refrigerated storage, and warehouse improvements support a range of commercial operating functions.
Where is this nnn property located?
The property is located at 1302 9th St Modesto, CA.
What is the asking price?
The asking price for this property is $1,787,000.
What are key features of this property?
This property features: 12,000 SF commercial building on a 13,939 SF corner lot; 5,000 SF open warehouse with office, retail, and refrigerated areas; 1,500 SF chiller room plus walk‑in refrigerator
