Downtown Flex Property with Roll-Up
For Sale
Contact for pricing
1430 10th Street, Modesto, CA 95354
Versatile multi-building flex space with offices, showroom features, and roll-up access for owner-occupants or adaptive reuse.
Property Size10,000 SF
Lot Size0.63 Acres
Price / SF$150
Days on Market56
Property Features for 1430 10th Street
General Information
Standard status
Active
Size
10,000 SF
Lot size
0.63 Acres
Property subtype
Retail
Zoning
UGD (Urban General Downtown)
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
2
Heavy Power
Yes
Additional Details
Opportunity Zone
Yes
Building Details
Year Built
1947
Year Renovated
2022
Buildings
3
Stories
2
Listing Agency:
Brekke Real Estate Inc
(209) 571-7230
Listed By:
Randy Brekke · License #CA 00856863
Source:
Crexi
Added: Jun 17
Changed: Aug 8
Last Checked: Aug 10 at 11:41AM
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 Brekke Real Estate Inc
Investment Insights
Based on property information with market context.
This distinctive 10,000± SF property includes a 9,375± SF main building plus two small detached buildings totaling 960± SF on 0.63± acres. The main building is configured across two levels with a former showroom area, multiple offices, a break room, shop space, and additional storage. Large window panels provide daylighted views throughout. A 16' suspended ceiling height is in place, with the option to remove it and expose higher steel trusses and the barrel-style roof underside. Service and utility features support flexible operations, including two 13' H x 16' W roll-up doors, natural gas, and both a 3-phase 30 amp panel and a single-phase 100 amp panel. There is also a fenced trash area with power for a compactor.
The property is located in downtown Modesto near Highway 99 in an Opportunity Zone and is offered with excellent parking. Recent property improvements include a new roof installed in 2022 and slurry-sealed parking completed in 2022.
With showroom-style finishes paired with office and shop functions, the layout is a strong fit for owner-occupants seeking a single site for both customer-facing space and back-of-house use. The additional detached structures and roll-up door access also support a range of adaptive reuse concepts where durable building improvements and practical on-site parking matter.
The property is located in downtown Modesto near Highway 99 in an Opportunity Zone and is offered with excellent parking. Recent property improvements include a new roof installed in 2022 and slurry-sealed parking completed in 2022.
With showroom-style finishes paired with office and shop functions, the layout is a strong fit for owner-occupants seeking a single site for both customer-facing space and back-of-house use. The additional detached structures and roll-up door access also support a range of adaptive reuse concepts where durable building improvements and practical on-site parking matter.
Key Highlights
- 10,000+ SF downtown Modesto commercial property near Highway 99 in an Opportunity Zone
- 9,375+ SF main building plus two detached buildings totaling 960+ SF on 0.63+ acres
- Main building layout includes former showroom, multiple offices, break room, shop, and storage on 2 levels
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
$131,274
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
8.75%
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%
$2,625,480
$2.6M
Cap Rate 7%
$1,875,343
$1.9M
Cap Rate 9%
$1,458,600
$1.5M
Market Conditions
NOI Build-Up for 10,000 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
$216.0K $21.60/SF
− Vacancy
−$14.0K −$1.40/SF
EGI
$202.0K $20.20/SF
− OpEx
−$70.7K −$7.07/SF
NOI
$131.3K $13.13/SF
Area
Modesto, CA
Vacancy
6.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$2,625,480
Cap Rate 7%
$1,875,343
Cap Rate 9%
$1,458,600
Alternative Uses
Best Use
Retail
$2.22M
$1.94M – $2.58M
NOI $155,091 @ 7.0% cap · market cap 10.34%
Second Best
Flex RnD
$1.88M
$1.64M – $2.19M
NOI $131,274 @ 7.0% cap · market cap 8.75%
Theoretical Best
Office A
$3.36M
$2.94M – $3.92M
NOI $235,200 @ 7.0% cap · market cap 15.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
2
Drive-in doors
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,282
Businesses Nearby
Well-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?
Showroom - Versatile multi-building flex space with offices, showroom features, and roll-up access for owner-occupants or adaptive reuse.
Where is this showroom located?
The property is located at 1430 10th Street Modesto, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 10,000+ SF downtown Modesto commercial property near Highway 99 in an Opportunity Zone; 9,375+ SF main building plus two detached buildings totaling 960+ SF on 0.63+ acres; Main building layout includes former showroom, multiple offices, break room, shop, and storage on 2 levels
