Flex Space with Warehouse
For Sale
Contact for pricing
401 Glass Lane, Modesto, CA 95356
Planned Industrial-zoned property combines professional offices with a clear-span warehouse, multiple loading doors, and on-site parking.
Property Size11,919 SF
Price / SF$188.77
Days on Market35
Property Features for 401 Glass Lane
General Information
Standard status
Active
Size
11,919 SF
Property subtype
Industrial
Zoning
Planned Industrial
Occupancy
100%
Lease Type
Modified Gross
Net Operating Income
$164,482
Warehouse & Industrial
Clear Height
22 ft
Clear Span
Yes
Warehouse Space
10,605 SF
Office Build-Out
1,314 SF
Drive-In Doors
5
Power
225 amps
Voltage
208 V
Three-Phase Power
Yes
Sprinkler System
Yes
Amenities
security cameras
alarm system
ADA-accessible restrooms
portable loading dock/yard ramp
Building Details
Year Built
1990
Buildings
1
Tenancy
Single
Building Size
11,919 SF
Listing Agency:
Liddicoat CRE, Inc.
Listed By:
Delora "Lorie" Diaz-Liddicoat · License #02305797
Source:
Crexi
Added: Jul 29
Changed: Aug 3
Last Checked: Aug 31 at 4:17AM
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 Liddicoat CRE, Inc.
Investment Insights
Based on property information with market context.
This 11,919-square-foot flex property, built in 1990, combines approximately 1,314 square feet of office space with 10,605 square feet of clear-span warehouse area. The industrial portion includes five oversized grade-level roll-up doors, skylights, insulation, 20- to 22-foot minimum clear heights, mezzanine storage, and a sprinkler system with rating to be determined. The building also has ADA-accessible restrooms, security cameras, an alarm system, and a portable loading dock or yard ramp.
The site provides on-site parking, low-maintenance landscaping, and two points of ingress and egress. Located in Modesto, California, the property is zoned Planned Industrial. Alpine Motor Collection and Alpine Truck Sales occupy the facility, supporting its current use by a commercial vehicle operator. The source information identifies Alpine as an established operator with more than 22 years of industry experience and four locations nationwide.
The site provides on-site parking, low-maintenance landscaping, and two points of ingress and egress. Located in Modesto, California, the property is zoned Planned Industrial. Alpine Motor Collection and Alpine Truck Sales occupy the facility, supporting its current use by a commercial vehicle operator. The source information identifies Alpine as an established operator with more than 22 years of industry experience and four locations nationwide.
Key Highlights
- 11,919 SF flex property with 1,314 SF of office space and 10,605 SF of clear‑span warehouse
- Five oversized grade‑level roll‑up doors measuring approximately 16' x 16'
- 20'–22' minimum clear height with mezzanine storage and skylights
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
$200,597
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
8.92%
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%
$4,011,940
$4.0M
Cap Rate 7%
$2,865,671
$2.9M
Cap Rate 9%
$2,228,856
$2.2M
Market Conditions
NOI Build-Up for 11,919 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
$314.7K $26.40/SF
− Vacancy
−$47.2K −$3.96/SF
EGI
$267.5K $22.44/SF
− OpEx
−$66.9K −$5.61/SF
NOI
$200.6K $16.83/SF
Area
Modesto, CA
Vacancy
15.00%
Lease Rate
$26.40 /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%
$4,011,940
Cap Rate 7%
$2,865,671
Cap Rate 9%
$2,228,856
Alternative Uses
Best Use
Office B
$2.87M
$2.51M – $3.34M
NOI $200,597 @ 7.0% cap · market cap 8.92%
Second Best
Flex RnD
$2.24M
$1.96M – $2.61M
NOI $156,465 @ 7.0% cap · market cap 6.95%
Theoretical Best
Office A
$4.00M
$3.50M – $4.67M
NOI $280,335 @ 7.0% cap · market cap 12.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
5
Drive-in doors
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
864
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Planned Industrial-zoned property combines professional offices with a clear-span warehouse, multiple loading doors, and on-site parking.
Where is this flex space located?
The property is located at 401 Glass Lane Modesto, CA.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 11,919 SF flex property with 1,314 SF of office space and 10,605 SF of clear‑span warehouse; Five oversized grade‑level roll‑up doors measuring approximately 16' x 16'; 20'–22' minimum clear height with mezzanine storage and skylights
