579 Armstrong Way
Industrial | 7.00% CAP | 40,000 SqFt
Marketing description
CoSol Commercial Real Estate and Link Commercial Property Group are pleased to present the exclusive sale of 579 Armstrong Way, Oakdale, California — a ±40,000 square foot single-tenant industrial property on 2.01 acres within the established Hi-Tech Business Park.
The property is fully occupied by Formulation Technology, LLC (FTI) under a five-year NNN lease that commenced December 5, 2025. The tenant is responsible for real estate taxes, property insurance, and utilities — delivering a predictable, low-management income stream.
The lease includes five (5) one-year renewal options with 2% annual rent increases. The tenant holds a Right of First Refusal to purchase the property. In December 2025, FTI was acquired by AAVIN Equity Advisors, adding institutional ownership depth to the tenancy.
Investment highlights
- Stabilized NNN Income - Fully occupied with an in-place NNN lease. Tenant pays real estate taxes, insurance, and utilities — minimal landlord expense exposure.
- Institutional Tenant Ownership - Acquired by AAVIN Equity Advisors in December 2025 — PE-backed ownership adds financial strength and long-term operational commitment.
- Built-In Rent Growth - Five (5) one-year renewal options with 2% annual escalations provide contractual income growth throughout the hold period.
- Functional Industrial Campus - ±40,000 SF on 2.01 acres with office, manufacturing, and warehouse use. Multiple roll-up doors, secured yard, and dedicated shipping & receiving.
- Competitive Pricing - Offered at $102/SF — at a 7.00% cap rate, competitively positioned against recent Stanislaus County and Oakdale industrial comparable sales.
- Three-Parcel Asset - Three separate APNs provide potential flexibility for individual parcel financing or future disposition strategies.
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