Flex Space with Commercial Use
For Sale
$550,000
1411 Yosemite Boulevard Unit 1, Modesto, CA 95354
Versatile commercial space suited to automotive, personal service, retail, office, and boutique operations.
Property Size1,140 SF
Price / SF$482.46
Days on Market26
Property Features for 1411 Yosemite Boulevard Unit 1
General Information
Standard status
Active
Size
1,140 SF
Building Details
Year Built
1970
Listing Agency:
1st Class Realty Co
(408) 210-4336
Listed By:
Ivan Caballero · License #01763994
Source:
Myfabuloushome
Added: Aug 5
Changed: Aug 30
Last Checked: Aug 30 at 7:16AM
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 1st Class Realty Co
Investment Insights
Based on property information with market context.
This flex space at 1411 Yosemite Boulevard, Unit 1, provides 1,140 square feet of commercial area in a building constructed in 1970. The property can accommodate a range of business concepts, including an auto dealership, office, repair operation, tire shop, boutique, or beauty salon.
Located in Modesto, California, the space offers a flexible format for an owner-user or operator seeking a commercially adaptable property. Its established building vintage and broad stated use potential support multiple retail, service, and automotive business configurations.
Located in Modesto, California, the space offers a flexible format for an owner-user or operator seeking a commercially adaptable property. Its established building vintage and broad stated use potential support multiple retail, service, and automotive business configurations.
Key Highlights
- 1,140‑square‑foot flex space
- Built in 1970
- 1411 Yosemite Boulevard, Unit 1, Modesto, CA 95354
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
$17,680
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
3.21%
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%
$353,600
$353.6K
Cap Rate 7%
$252,571
$252.6K
Cap Rate 9%
$196,444
$196.4K
Market Conditions
NOI Build-Up for 1,140 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
$26.8K $23.52/SF
− Vacancy
−$1.6K −$1.36/SF
EGI
$25.3K $22.16/SF
− OpEx
−$7.6K −$6.65/SF
NOI
$17.7K $15.51/SF
Area
Modesto, CA
Vacancy
5.80%
Lease Rate
$23.52 /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%
$353,600
Cap Rate 7%
$252,571
Cap Rate 9%
$196,444
Alternative Uses
Best Use
Retail
$252.6K
$221.0K – $294.7K
NOI $17,680 @ 7.0% cap · market cap 3.21%
Second Best
Flex RnD
$213.8K
$187.1K – $249.4K
NOI $14,965 @ 7.0% cap · market cap 2.72%
Theoretical Best
Office A
$383.0K
$335.2K – $446.9K
NOI $26,813 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
508
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Versatile commercial space suited to automotive, personal service, retail, office, and boutique operations.
Where is this flex space located?
The property is located at 1411 Yosemite Boulevard Unit 1 Modesto, CA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 1,140‑square‑foot flex space; Built in 1970; 1411 Yosemite Boulevard, Unit 1, Modesto, CA 95354
