Crows Landing Retail for Sale - Turlock/SW Stanislaus
The property located at 22013 State Highway 33 in Crows Landing, California, is a versatile multi-tenant commercial/industrial building offered for sale across two contiguous parcels totaling approximately 15,000 square feet (roughly 0.34 acres). The building itself is approximately 4,500 square feet and features 14-foot ceilings and a 14-foot roll-up door, making it suitable for a wide range of uses including warehouse, light industrial, contractor yard, or even conversion to a restaurant, bar, or showroom. The structure is configured for multiple tenants and includes four separate electric meters, supported by a robust 600 AMP service—an important asset for any buyer requiring significant electrical capacity.
This offering includes two separate parcels, one of which is a fenced yard that could be used for additional parking, storage, equipment staging, or potential expansion. The building is equipped with public water and relies on a private septic system. It has historically served multiple business types and could easily be adapted for additional commercial uses depending on tenant needs and local approvals. Although the property is listed with a zoning classification described as “store/multi-story retail” in some public records, its actual use and utility setup align more closely with light industrial or flexible commercial applications. Buyers are encouraged to verify zoning with Stanislaus County to explore all allowable uses.
Located directly on the Highway 33 corridor, the site benefits from strong vehicular visibility and accessibility. This section of Highway 33 serves as the main arterial through Crows Landing and connects the area with larger nearby markets including Patterson and Modesto. The property lies in proximity to the former Crows Landing Naval Air Facility, which is currently being redeveloped as the Crows Landing Industrial Business Park—an emerging hub of logistics and industrial activity. The property’s location, power capacity, and adaptable building layout position it as an ideal opportunity for an investor seeking income potential or an owner-user looking for a strategic location with infrastructure in place.
Demographically, the property falls within a small rural market. The population within a one-mile radius is estimated at around 254 residents, expanding to approximately 1,681 within five miles. Average household sizes in the area are just over three people, and the median household income ranges from $45,000 to $73,000 depending on distance from the property. Vehicle ownership in the area averages around two cars per household. Though modest in size, the surrounding community offers a stable working population and close access to industrial corridors and regional highways.
The property's configuration supports easy adaptation into multiple small tenant spaces, making it a viable investment for a buyer looking to lease to tradespeople, fabricators, light manufacturers, or others needing flexible, powered space with yard access. Additionally, the ample yard space and fenced parcel increase the functional utility of the site for storage or outdoor operations. Given the ample electrical infrastructure, the site could also be ideal for businesses requiring high energy use or those operating heavy equipment.
With strong utility infrastructure, direct highway frontage, and multi-tenant capability, 22013 State Highway 33 offers a unique opportunity for investors, contractors, or end users looking for value in a flexible, well-positioned asset. Buyers are encouraged to verify all aspects of the property including zoning, parcel boundaries, and permitted uses with Stanislaus County. The property is shown by appointment, and further documentation—including site maps, utility records, and historical occupancy—may be available upon request.
