Flex Space with Office and
For Sale
$3,500,000
9150 E Hwy 12, Lodi, CA 95240
Two-building facility combines professional offices with clear-span industrial space and secured outdoor work areas.
Property Size17,420 SF
Lot Size2.00 Acres
Price / SF$200.92
Days on Market98
Property Features for 9150 E Hwy 12
General Information
Standard status
Active
Size
17,420 SF
Class
Class A
Lot size
2.00 Acres
Property subtype
Commercial
Zoning
C-RS
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
32 ft
Clear Span
Yes
Warehouse Space
11,270 SF
Office Build-Out
6,150 SF
Power
400 amps
Voltage
240 V
Three-Phase Power
No
Conditioned Warehouse
No
Amenities
conference rooms
break room
reception area
Building Details
Year Built
1911
Buildings
2
Listing Agency:
Sherman & Associates RE
(209) 896-6012
Listed By:
Ryan P. Sherman · License #01410123
Source:
Homesofgreatersacramento
Added: May 24
Changed: Aug 28
Last Checked: Aug 28 at 12:24PM
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 Sherman & Associates RE
Investment Insights
Based on property information with market context.
This 2-acre flex property includes two buildings totaling approximately 17,420 SF. The approximately 6,150 SF office component has 11 private offices, two conference rooms, a glass-front reception area with greeting window, kitchen and break room, ADA-compliant men's and women's restrooms, four 5-ton HVAC units serving four zones, and carpet and tile finishes. The approximately 11,270 SF warehouse/shop provides clear-span space with 24-foot wall clearance rising to 32 feet at the center, three 10' x 16' roll-up doors, one 8' x 10' door, LED high-bay lighting, sidewall skylights, and a 6-inch reinforced slab-on-grade. The insulated, non-conditioned structure is planned for a future mezzanine of up to 4,600 SF, with infrastructure and plumbing for up to 2,400 SF of additional offices and ADA bathroom areas.
The property fronts Highway 12 and offers access to Highway 99 approximately 3 miles away. Site improvements include approximately 1.25 acres of paved parking and equipment laydown area, full fencing, security, a 45,000-gallon fire suppression tank, RV waste disposal, and a water hookup. Utilities include PG&E gas and electric, 400-amp service, single-phase 240V power, San Joaquin County water, and a 5,000-gallon commercial septic system with dual dry wells.
The property fronts Highway 12 and offers access to Highway 99 approximately 3 miles away. Site improvements include approximately 1.25 acres of paved parking and equipment laydown area, full fencing, security, a 45,000-gallon fire suppression tank, RV waste disposal, and a water hookup. Utilities include PG&E gas and electric, 400-amp service, single-phase 240V power, San Joaquin County water, and a 5,000-gallon commercial septic system with dual dry wells.
Key Highlights
- Two‑building flex property totals +/-17,420 SF on 2AC
- Approx. 6,150 SF office building with 11 private offices and two conference rooms
- Approx. 11,270 SF clear‑span warehouse/shop with 24' wall height and 32' center height
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
$244,742
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
6.99%
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%
$4,894,840
$4.9M
Cap Rate 7%
$3,496,314
$3.5M
Cap Rate 9%
$2,719,356
$2.7M
Market Conditions
NOI Build-Up for 17,420 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
$296.8K $17.04/SF
− Vacancy
−$8.9K −$0.51/SF
EGI
$287.9K $16.53/SF
− OpEx
−$43.2K −$2.48/SF
NOI
$244.7K $14.05/SF
Area
San Joaquin County, CA
Vacancy
3.00%
Lease Rate
$17.04 /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%
$4,894,840
Cap Rate 7%
$3,496,314
Cap Rate 9%
$2,719,356
Alternative Uses
Best Use
Warehouse
$3.50M
$3.06M – $4.08M
NOI $244,742 @ 7.0% cap · market cap 6.99%
Second Best
Flex RnD
$2.91M
$2.55M – $3.40M
NOI $203,950 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$3.83M
$3.35M – $4.46M
NOI $267,780 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
32 ft
Clear height
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
56
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95240, CA
49,102
Population
17,304
Households
2.8
Avg Household Size
35
Median Age
18%
College-Educated
76%
High-School Grad
68.2 sq mi
ZIP Area
720
Density / Sq Mi
$76,870
Median Household Income
$38,359
Median Earnings
$1,439
Median Rent
$443,700
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 - Two-building facility combines professional offices with clear-span industrial space and secured outdoor work areas.
Where is this flex space located?
The property is located at 9150 E Hwy 12 Lodi, CA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Two‑building flex property totals +/-17,420 SF on 2AC; Approx. 6,150 SF office building with 11 private offices and two conference rooms; Approx. 11,270 SF clear‑span warehouse/shop with 24' wall height and 32' center height
