INDUSTRIAL PROPERTY SHOWCASE

Modesto

401 E Glenn Ave

204,801 SF | Modesto, CA | Food-Grade Manufacturing & Cold Storage

Executive Summary

Welcome to 401 E Glenn Ave — a temperature-controlled, food-grade fortress in the heart of Modesto’s industrial backbone. This 204,801 SF Class A warehouse/manufacturing facility, built in 2018, is designed to serve the most demanding users in the food, beverage, and biotech supply chain.

Think scale, specs, and shelf life — all under one roof. With 32’ clear ceilings, 26 dock-high doors, 5 grade-level drive-ins, and USDA/FDA-compliant finishes, this property is more than a box — it’s an engineered ecosystem ready for production, storage, and distribution. On nearly 13 acres, it pairs vast cubic capacity with expansion potential, making it a premier option for an owner-user seeking to anchor in California’s most vital agricultural corridor.

Why It Works

• Cold Chain Command – Purpose-built for temperature-sensitive operations with food-grade infrastructure and floor drains.
• Distribution Ready – 26 dock-high doors + 5 drive-ins streamline the flow of product in and out.
• Ceiling Power – 32’ clear height maximizes vertical efficiency and pallet capacity.
• Expansion Landed – 12.89 acres on M2 zoning allows long-term adaptability in one of the Central Valley’s strongest markets.
• Flagship Quality – Built in 2018, this is Class A design, still in prime condition.

Property Facts

• Building Size: 204,801 SF | Single Story | Class A Food Processing
• Lot Size: 12.89 AC | Zoning: M2 (Industrial) | Opportunity Zone: Yes
• Year Built: 2018 | Tenancy: Single | Sale Type: Owner-User
• Parking: 1.0/1,000 SF | Dock-High Doors: 26 | Grade-Level Doors: 5
• Clear Height: 32’ | Infrastructure: Food Grade, USDA/FDA Approved, Floor Drains, Skylights, Lab Space, Air Conditioning

Strategic Angle

Modesto is more than almonds and tomatoes — it’s a logistics artery for California’s $50 billion ag economy. At 401 E Glenn Ave, you’re not just buying cubic feet — you’re buying placement in the middle of the Central Valley’s farm-to-fork pipeline.
For food processors, cold storage operators, and advanced manufacturing tenants, this building is a plug-and-play production hub. For an owner-user, it’s a rare chance to control a site that pairs modern spec with location leverage. In a market where most industrial is older, undersized, or converted, 401 Glenn is a flagship outlier built for speed, safety, and scalability.

Transportation Snapshot

• Commuter Rail: Modesto Amtrak (17 min / 9.0 mi); Turlock-Denair Amtrak (22 min / 14.3 mi)
• Regional Rail: Lathrop/Manteca (31 min / 23.2 mi)
• Bay Area Reach: Tracy (45–46 min / ~33 mi)
• Airports: Stockton Metro (37 min / 27.7 mi)
• Freight Port: Port of Stockton (46 min / 36.2 mi)
• Rail Freight: Rail Delivery Services, Modesto (15 min / 6.9 mi)

Industrial Market Review – Modesto

Modesto sits at the nexus of ag and industry, where raw product meets cold chain. The city’s industrial backbone has historically been dominated by food processors, but recent years have seen distribution and third-party logistics users join the fold. Vacancy is thin for true Class A facilities, and users with cold storage requirements face a scarcity premium.

Lease rates in the broader Stanislaus County corridor remain competitive compared to Bay Area pricing, but Modesto’s modern inventory is rare. Facilities like 401 Glenn are category breakers: food-grade, newer than 2010, and built to scale. That combination commands attention from regional producers and national operators alike.

Bottom line: In a market starved for Class A product, 401 E Glenn Ave is not just a warehouse — it’s infrastructure with an huge advantage.

Links

Argossy International Properties
Modesto Economic Development Dept.