High Traffic Convenience
For Sale
Contact for pricing
3225 McHenry Avenue, Modesto, CA 95350
Convenience store with high foot traffic for sale.
Property Size3,000 SF
Price / SF$594
Days on Market136
Property Features for 3225 McHenry Avenue
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$89,100
Building Details
Year Built
2013
Tenancy
Single
Listing Agency:
Matthews
Listed By:
Nick Hahn · License #CA 02118006
(951) 847-4541
Source:
Crexi
Added: May 8
Changed: Sep 12
Last Checked: Sep 20 at 9:28AM
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 Matthews
Investment Insights
Based on property information with market context.
This 3,000 square foot commercial property is currently operating as a convenience store. The location benefits from high foot traffic, ranking in the 80th percentile nationally and 77th percentile in the state, according to Alpha Maps. This high traffic volume contributes to strong customer numbers for the convenience store.
Key Highlights
- High Foot Traffic: Ranks in the 80th percentile nationally.
- High Foot Traffic: Ranks in the 77th percentile in the state.
- Strong customer volume due to location.
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
$51,030
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
2.86%
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%
$1,020,600
$1.0M
Cap Rate 7%
$729,000
$729.0K
Cap Rate 9%
$567,000
$567.0K
Market Conditions
NOI Build-Up for 3,000 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
$72.0K $24.00/SF
− Vacancy
−$4.0K −$1.32/SF
EGI
$68.0K $22.68/SF
− OpEx
−$17.0K −$5.67/SF
NOI
$51.0K $17.01/SF
Area
Modesto, CA
Vacancy
5.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,020,600
Cap Rate 7%
$729,000
Cap Rate 9%
$567,000
Alternative Uses
Best Use
Specialty Retail
$729.0K
$637.9K – $850.5K
NOI $51,030 @ 7.0% cap · market cap 2.86%
Second Best
Retail
$664.7K
$581.6K – $775.5K
NOI $46,527 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$1.01M
$882.0K – $1.18M
NOI $70,560 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
771
Businesses Nearby
560k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Superstores 18%
Apparel 18%
Dining 16%
Target
Superstores
102,450 visits/mo
0.2 miles
Hobby Lobby
Shops & Services
61,409 visits/mo
0.3 miles
Marshalls
Apparel
52,599 visits/mo
0.2 miles
Barnes & Noble
Shops & Services
34,320 visits/mo
0.4 miles
Ross Dress for Less
Apparel
32,534 visits/mo
0.3 miles
Demographics for 95350, CA
55,344
Population
20,327
Households
2.7
Avg Household Size
37
Median Age
20%
College-Educated
85%
High-School Grad
8.8 sq mi
ZIP Area
6,289
Density / Sq Mi
$73,611
Median Household Income
$43,428
Median Earnings
$1,483
Median Rent
$397,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Convenience store with high foot traffic for sale.
Where is this grocery and convenience store located?
The property is located at 3225 McHenry Avenue Modesto, CA.
What is the asking price?
The asking price for this property is $1,782,000.
What are key features of this property?
This property features: High Foot Traffic: Ranks in the 80th percentile nationally.; High Foot Traffic: Ranks in the 77th percentile in the state.; Strong customer volume due to location.
