Warehouse for Rent in Modesto — Industrial Space for Lease

Industrial & Warehouse Space in Modesto

Modesto offers a diverse range of industrial real estate for lease, including warehouse space, distribution centers, light manufacturing facilities, and flex space. With 22 active listings and an average building size of 67,009 square feet, Modesto accommodates tenants from small businesses needing 1,000-5,000 SF of shop space to regional distributors requiring 50,000+ SF warehouses.

Current asking lease rates in Modesto average $0.45 - $0.75/SF NNN per month (asking range), though rates vary significantly based on building type, location, ceiling height, loading configuration, and tenant improvements. Small multi-tenant units typically command higher per-SF rates, while large single-user distribution buildings offer lower per-SF pricing. Tenants should also budget for NNN (triple net) expenses, which in the Stockton market typically add $0.50-$2.00/SF/YR to the base rate.

Whether you're looking for a small warehouse for lease in Modesto for a trades business, a cross-dock distribution facility for e-commerce fulfillment, or a manufacturing space with three-phase power and heavy floor loads, our listings cover the full spectrum of industrial properties available in this submarket. Use our contact form to get a curated short list of matching properties — free, with no obligation.

Warehouse Space for Rent in Modesto

Warehouse space for rent in Modesto leases on a triple-net (NNN) basis at roughly $0.45-$0.75/SF per month, which runs 15-25% below comparable Stockton and Tracy product. The city's rentable industrial corridor follows Highway 99 along Crows Landing Road and the Kiernan Avenue / Claribel Road industrial parks, with M-1 and M-2 zoning throughout. Modesto sits 25 minutes south of Stockton and about 60 minutes south of Sacramento, which makes it a lower-cost base for tenants serving the northern San Joaquin Valley.

"For rent" and "for lease" describe the same transaction in California industrial real estate — the distinction is only phrasing, not terms. What changes the rent is the building itself: clear height, dock vs. grade-level loading, office build-out, and whether yard or trailer parking is included. For the corridor-by-corridor rate breakdown, read our Modesto industrial space for lease guide. Browse the active Modesto listings, compare manufacturing space with three-phase power, or read the Q3 2026 Modesto market report for the submarket breakdown behind these rates.

Industrial Properties for Sale in Modesto

Modesto industrial properties for sale in 2026 price from roughly $75/SF for value-add buildings up to $130/SF for Class A product, with cap rates between 6.5% and 8.5% (value-add deals reaching 8.0% to 9.5%). The clearest current comp is the Q1 2026 sale of 1649 E. Whitmore Avenue, a 41,910 SF Class B industrial building that closed at $4.8 million, or $114.53/SF (Lee & Associates). That pricing sits 15% to 25% below comparable Stockton and Tracy product, which makes Modesto the lowest-cost industrial purchase market in the Stockton MSA for owner-users and buy-to-lease investors.

Investors weighing Modesto industrial properties for sale should compare the sale-price and cap-rate data in the Modesto warehouses for sale guide and the Q3 2026 Modesto market report, then contact us for a short list of on- and off-market sale opportunities.