Auto Repair Shop with Residential
For Sale
$699,000
1312 10th Street, Modesto, CA 95354
Operational automotive facility with a separate residential unit behind the main shop.
Property Size5,098 SF
Lot Size0.16 Acres
Price / SF$137.11
Days on Market443
Property Features for 1312 10th Street
General Information
Standard status
Active
Size
5,098 SF
Lot size
0.16 Acres
Property subtype
Commercial/Industrial
Amenities
Residential Unit
Building Details
Year Built
1925
Buildings
2
Listing Agency:
EXIT Realty Consultants
(209) 800-3948
Listed By:
Renee E. Ledbetter · License #01488931
(209) 800-3948
Source:
Exitrealty
Added: Jun 14, 2025
Changed: Aug 29
Last Checked: Aug 29 at 1:57PM
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 EXIT Realty Consultants
Investment Insights
Based on property information with market context.
This auto repair property includes a 5,098-square-foot service facility on a 7,000-square-foot lot, along with a separate residential unit positioned behind the main building. The shop is equipped for automotive repair operations and is currently operational, while the additional unit provides on-site residential space.
Built in 1925, the property is located at 1312 10th Street in Modesto, California. A Phase 1 environmental assessment has received clearance. The combination of an automotive service building and residential component supports owner-user, employee housing, or rental use as described for the property.
Built in 1925, the property is located at 1312 10th Street in Modesto, California. A Phase 1 environmental assessment has received clearance. The combination of an automotive service building and residential component supports owner-user, employee housing, or rental use as described for the property.
Key Highlights
- 5,098 SF auto repair facility on a 7,000 SF lot
- Separate residential unit located behind the main building
- Currently operational automotive repair property
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
$48,562
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
6.95%
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%
$971,240
$971.2K
Cap Rate 7%
$693,743
$693.7K
Cap Rate 9%
$539,578
$539.6K
Market Conditions
NOI Build-Up for 5,098 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
$73.4K $14.40/SF
− Vacancy
−$4.0K −$0.79/SF
EGI
$69.4K $13.61/SF
− OpEx
−$20.8K −$4.08/SF
NOI
$48.6K $9.53/SF
Area
Modesto, CA
Vacancy
5.50%
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%
$971,240
Cap Rate 7%
$693,743
Cap Rate 9%
$539,578
Alternative Uses
Best Use
Retail
$1.13M
$988.3K – $1.32M
NOI $79,065 @ 7.0% cap · market cap 11.31%
Second Best
Mixed Use
$1.02M
$889.0K – $1.19M
NOI $71,117 @ 7.0% cap · market cap 10.17%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,905 @ 7.0% cap · market cap 17.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,934
Businesses Nearby
117k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 30%
Hotels & Casinos 19%
Apparel 1%
McDonald's
Dining
28,524 visits/mo
0.4 miles
DoubleTree by Hilton Hotel Modesto
Hotels & Casinos
20,949 visits/mo
0.2 miles
Starbucks
Dining
18,326 visits/mo
0.4 miles
Wells Fargo
Shops & Services
13,534 visits/mo
0.3 miles
Taco Bell
Dining
11,258 visits/mo
0.5 miles
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 Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Modesto Alignment & Brake Services — 301 H St, Modesto, CA 95351
- D's Tire Services — 829 5th St, Modesto, CA 95351
- Muratalla's Auto Repair — 630 6th St, Modesto, CA 95354
- P.P.T. — 521 7th St, Modesto, CA 95361
- Payless Auto Body — 615 N 7th St, Modesto, CA 95354
Frequently Asked Questions
What type of property is this?
Auto shop - Operational automotive facility with a separate residential unit behind the main shop.
Where is this auto shop located?
The property is located at 1312 10th Street Modesto, CA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 5,098 SF auto repair facility on a 7,000 SF lot; Separate residential unit located behind the main building; Currently operational automotive repair property
