Refrigerated Cold Storage
For Sale
Contact for pricing
1707 Verduga Road, Hughson, CA 95326
Food-grade processing, storage, and distribution improvements include supporting office and conference areas.
Property Size92,320 SF
Lot Size6.13 Acres
Price / SF$74.74
Days on Market124
Property Features for 1707 Verduga Road
General Information
Standard status
Active
Size
92,320 SF
Class
A
Lot size
6.13 Acres
Property subtype
Special Purpose
Zoning
General AG 40 Acre
Warehouse & Industrial
Pallet Positions
6,500
Cold Storage
Yes
Cold Storage Area
23,330 SF
Building Details
Building Size
92,320 SF
Listing Agency:
Schuil Ag Real Estate
(559) 734-1700
Listed By:
Dave DeFrank · License #02244911
Source:
Crexi
Added: Apr 29
Changed: Aug 29
Last Checked: Aug 29 at 3:58PM
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 Schuil Ag Real Estate
Investment Insights
Based on property information with market context.
This 92,320 square foot facility occupies approximately 6.13 acres and combines refrigerated storage with space for processing, storage, and distribution operations. Approximately 23,330 square feet is dedicated to cold storage, with capacity for approximately 6,500 pallets. The property also includes office and conference areas designed to support administrative work, management functions, and meetings with growers or customers.
The facility is located at 1707 Verduga Road in Hughson, California, within the Central Valley agricultural region. General AG 40 Acre zoning is identified for the property. The configuration supports food-grade applications, including almond processing and other operations requiring cold chain logistics.
The facility is located at 1707 Verduga Road in Hughson, California, within the Central Valley agricultural region. General AG 40 Acre zoning is identified for the property. The configuration supports food-grade applications, including almond processing and other operations requiring cold chain logistics.
Key Highlights
- 92,320 square foot facility on approximately 6.13 acres
- Approximately 23,330 square feet of dedicated cold storage
- Approximately 6,500‑pallet storage capacity
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
$553,698
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
8.02%
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%
$11,073,960
$11.1M
Cap Rate 7%
$7,909,971
$7.9M
Cap Rate 9%
$6,152,200
$6.2M
Market Conditions
NOI Build-Up for 92,320 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
$830.9K $9.00/SF
− Vacancy
−$39.9K −$0.43/SF
EGI
$791.0K $8.57/SF
− OpEx
−$237.3K −$2.57/SF
NOI
$553.7K $6.00/SF
Area
Stanislaus County, CA
Vacancy
4.80%
Lease Rate
$9.00 /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%
$11,073,960
Cap Rate 7%
$7,909,971
Cap Rate 9%
$6,152,200
Alternative Uses
Best Use
Warehouse
$9.60M
$8.40M – $11.21M
NOI $672,348 @ 7.0% cap · market cap 9.74%
Second Best
Industrial
$7.91M
$6.92M – $9.23M
NOI $553,698 @ 7.0% cap · market cap 8.02%
Theoretical Best
Office A
$42.91M
$37.55M – $50.06M
NOI $3,003,664 @ 7.0% cap · market cap 43.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 95326, CA
10,429
Population
4,211
Households
2.5
Avg Household Size
37
Median Age
20%
College-Educated
85%
High-School Grad
26.5 sq mi
ZIP Area
394
Density / Sq Mi
$89,268
Median Household Income
$51,763
Median Earnings
$1,543
Median Rent
$498,900
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 - Food-grade processing, storage, and distribution improvements include supporting office and conference areas.
Where is this refrigerated & cold storage located?
The property is located at 1707 Verduga Road Hughson, CA.
What is the asking price?
The asking price for this property is $6,900,000.
What are key features of this property?
This property features: 92,320 square foot facility on approximately 6.13 acres; Approximately 23,330 square feet of dedicated cold storage; Approximately 6,500‑pallet storage capacity
