Freeway-Visible NNN Retail
For Sale
$5,333,000
3500 Sisk Rd, Modesto, CA 95356
NNN retail center with freeway visibility and shared driveway access adjacent to Vintage Faire Mall in Modesto.
Property Size17,995 SF
Days on Market147
Property Features for 3500 Sisk Rd
General Information
Standard status
Active
Size
17,995 SF
Property subtype
Retail
Building Details
Building Size
17,995 SF
Listing Agency:
CP Partners
Listed By:
David Kram · License #CalDRE #01848816
(415) 509-6276
Source:
Cppcre
Added: Apr 12
Changed: Sep 4
Last Checked: Sep 5 at 6:51AM
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 CP Partners
Investment Insights
Based on property information with market context.
3500 Sisk is a NNN retail center positioned for strong freeway visibility. The property is adjacent to Vintage Faire Mall and offers shared driveway access.
Vintage Faire Mall includes a mix of well-known national retailers such as Coach, Sephora, Dick’s Sporting Goods, Victoria’s Secret, Apple, and H&M, among others.
The offering does not include the former Babies R’ Us, La-Z-Boy, or Serpentarium spaces.
Vintage Faire Mall includes a mix of well-known national retailers such as Coach, Sephora, Dick’s Sporting Goods, Victoria’s Secret, Apple, and H&M, among others.
The offering does not include the former Babies R’ Us, La-Z-Boy, or Serpentarium spaces.
Key Highlights
- NNN retail center at 3500 Sisk in Modesto
- Highly freeway visible along the best retail corridor in Modesto
- Adjacent to Vintage Faire Mall with shared driveway access
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
$279,086
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
5.23%
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%
$5,581,720
$5.6M
Cap Rate 7%
$3,986,943
$4.0M
Cap Rate 9%
$3,100,956
$3.1M
Market Conditions
NOI Build-Up for 17,995 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
$423.2K $23.52/SF
− Vacancy
−$24.5K −$1.36/SF
EGI
$398.7K $22.16/SF
− OpEx
−$119.6K −$6.65/SF
NOI
$279.1K $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%
$5,581,720
Cap Rate 7%
$3,986,943
Cap Rate 9%
$3,100,956
Alternative Uses
Best Use
Retail
$3.99M
$3.49M – $4.65M
NOI $279,086 @ 7.0% cap · market cap 5.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.05M
$5.29M – $7.05M
NOI $423,242 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
886
Businesses Nearby
872k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 54%
Superstores 15%
Dining 11%
Electronics 10%
Macy's
Apparel
135,633 visits/mo
0.2 miles
Target
Superstores
132,323 visits/mo
0.4 miles
DICK'S Sporting Goods
Apparel
117,525 visits/mo
0.4 miles
JCPenney
Apparel
80,778 visits/mo
0.2 miles
T.J. Maxx
Apparel
73,290 visits/mo
0.2 miles
Demographics for 95356, CA
33,070
Population
11,802
Households
2.8
Avg Household Size
40
Median Age
29%
College-Educated
90%
High-School Grad
22.2 sq mi
ZIP Area
1,490
Density / Sq Mi
$95,376
Median Household Income
$52,867
Median Earnings
$1,794
Median Rent
$495,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- White Barn — Vintage Faire, Modesto, CA 95356
- Sunglass Hut — 479 Vintage Faire Mall #2B, Modesto, CA 95356
- Aim Point — Vintage Faire Mall, Modesto, CA 95356
- Cozy Fox — Vintage Faire Mall, Modesto, CA 95356
- D.S Toys — Vintage Faire Mall, Modesto, CA 95356
Frequently Asked Questions
What type of property is this?
Shopping center - NNN retail center with freeway visibility and shared driveway access adjacent to Vintage Faire Mall in Modesto.
Where is this shopping center located?
The property is located at 3500 Sisk Rd Modesto, CA.
What is the asking price?
The asking price for this property is $5,333,000.
What are key features of this property?
This property features: NNN retail center at 3500 Sisk in Modesto; Highly freeway visible along the best retail corridor in Modesto; Adjacent to Vintage Faire Mall with shared driveway access
