Single-Tenant Industrial
For Sale
Contact for pricing
417 Galaxy Way, Modesto, CA 95356
Metal-built warehouse with secure yard and overhead doors suited for light industrial, service, or storage use.
Property Size11,200 SF
Lot Size0.92 Acres
Price / SF$178.57
Days on Market95
Property Features for 417 Galaxy Way
General Information
Standard status
Active
Size
11,200 SF
Class
B
Lot size
0.92 Acres
Property subtype
Industrial
Zoning
P-D
Investment Type
Owner/User
Site & Location
Traffic Count
19,264 vehicles/day
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Drive-In Doors
3
Building Details
Year Built
2002
Tenancy
Single
Listing Agency:
CoSol Commercial Real Estate
Listed By:
Jacob Friedrich · License #CA 02017662
(209) 475-5130
Source:
Crexi
Added: Jun 3
Changed: Aug 16
Last Checked: Sep 1 at 5:21PM
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 CoSol Commercial Real Estate
Investment Insights
Based on property information with market context.
417 Galaxy Way is an 11,200 SF single-tenant industrial warehouse built in 2002, set on a 0.92 AC lot. The metal-constructed building includes three overhead doors, each approximately 11' x 14', with a 16-foot building height. A functional internal layout supports light industrial, service, storage, or owner-user operations, and the property includes an estimated 15,000 SF of yard area for outdoor storage and operational flexibility. The front of the building features a small office, lobby area, and restroom.
The property is located in the Modesto industrial submarket near McHenry Avenue and State Route 99, providing access to regional employment centers, vendors, and transportation corridors. Traffic counts report approximately 19,264 vehicles per day along McHenry Avenue near Galaxy Way (2025), which can support day-to-day visibility and convenient customer or vendor access.
Currently operated as a fitness facility, this warehouse can still be evaluated for users that need a mid-sized industrial building with multiple loading options and outdoor space. With its fenced/paved yard area and single-tenant configuration, it may fit operators looking for secure storage, fleet parking, or a straightforward warehouse environment that can accommodate a range of light industrial functions.
The property is located in the Modesto industrial submarket near McHenry Avenue and State Route 99, providing access to regional employment centers, vendors, and transportation corridors. Traffic counts report approximately 19,264 vehicles per day along McHenry Avenue near Galaxy Way (2025), which can support day-to-day visibility and convenient customer or vendor access.
Currently operated as a fitness facility, this warehouse can still be evaluated for users that need a mid-sized industrial building with multiple loading options and outdoor space. With its fenced/paved yard area and single-tenant configuration, it may fit operators looking for secure storage, fleet parking, or a straightforward warehouse environment that can accommodate a range of light industrial functions.
Key Highlights
- 11,200 SF single‑tenant industrial warehouse built in 2002 on a 0.92 AC lot in the Modesto industrial submarket
- Metal‑constructed building with approx. 16‑foot height and three overhead doors (approx. 11' x 14')
- Includes approx. 15,000 SF yard area for secure outdoor storage, fleet parking, or light industrial use
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
$119,381
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
5.97%
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%
$2,387,620
$2.4M
Cap Rate 7%
$1,705,443
$1.7M
Cap Rate 9%
$1,326,456
$1.3M
Market Conditions
NOI Build-Up for 11,200 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
$147.8K $13.20/SF
− Vacancy
−$7.4K −$0.66/SF
EGI
$140.4K $12.54/SF
− OpEx
−$21.1K −$1.88/SF
NOI
$119.4K $10.66/SF
Area
Modesto, CA
Vacancy
5.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
15.00%
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%
$2,387,620
Cap Rate 7%
$1,705,443
Cap Rate 9%
$1,326,456
Alternative Uses
Best Use
Warehouse
$1.71M
$1.49M – $1.99M
NOI $119,381 @ 7.0% cap · market cap 5.97%
Second Best
Industrial
$1.52M
$1.33M – $1.78M
NOI $106,687 @ 7.0% cap · market cap 5.33%
Theoretical Best
Office A
$3.76M
$3.29M – $4.39M
NOI $263,424 @ 7.0% cap · market cap 13.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
19,264 VPD
Traffic count
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- *MODESTO JUDO CLUB* — 629 Bangs Ave, Modesto, CA 95356
- Iron Valley Barbell Club — 503 bangs ave suite d, modesto, ca 95356
- Pure Fit Modesto — 503 Bangs Ave g, Modesto, CA 95356
- Resident CrossFit — 523 Glass Lane, Suite A-4, 523 Glass Ln Ste. 1-A, Modesto, CA 95356
- Stanislaus Strength & Conditioning — 500 Glass Ln suite h, Modesto, CA 95356
Frequently Asked Questions
What type of property is this?
Fitness center & gym - Metal-built warehouse with secure yard and overhead doors suited for light industrial, service, or storage use.
Where is this fitness center & gym located?
The property is located at 417 Galaxy Way Modesto, CA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 11,200 SF single‑tenant industrial warehouse built in 2002 on a 0.92 AC lot in the Modesto industrial submarket; Metal‑constructed building with approx. 16‑foot height and three overhead doors (approx. 11' x 14'); Includes approx. 15,000 SF yard area for secure outdoor storage, fleet parking, or light industrial use
