Confirm the space fit
Compare hood, grease trap, walk-in, seating, patio, parking, utilities, and build-out condition before touring.
Restaurants for Lease in Modesto
2 properties for lease
Full Restaurant
4 photos
For Lease
Contact for rate
1415 E Yosemite Ave, Manteca, CA 95336, USA2,500 sq ft
- Parking
- Grease Trap
- 3-Comp Sink
- Hood: Type 1
Drive Thru
2 photos
For Lease
Contact for rate
775 N Golden State Blvd, Turlock, CA 95380, USA1,800 sq ft
- Parking
- Drive-Thru
- Immediate Move-In
- Fully Furnished
2 properties for lease
Full Restaurant
4 photos
For Lease
Contact for rate
1415 E Yosemite Ave, Manteca, CA 95336, USA2,500 sq ft
- Parking
- Grease Trap
- 3-Comp Sink
- Hood: Type 1
Drive Thru
2 photos
For Lease
Contact for rate
775 N Golden State Blvd, Turlock, CA 95380, USA1,800 sq ft
- Parking
- Drive-Thru
- Immediate Move-In
- Fully Furnished
Market Context
Restaurants For Lease
Restaurant leases in Modesto are available along J Street and 10th Street downtown, and throughout the commercial corridors serving the city's large residential population. Lease rates are highly negotiable and landlords are motivated to attract quality operators.
Second-generation restaurant spaces are the most cost-efficient leasing option for operators entering Modesto. A second-gen space comes with existing food service infrastructure already in place including hood systems, grease traps, commercial plumbing, walk-in coolers, and often current health permits. This can save operators $100,000 to $400,000 in build-out costs compared to converting a raw commercial space, and compress the timeline from lease signing to opening from twelve months or more to as few as four to eight weeks. Pepperlot is the marketplace built exclusively for restaurant real estate where operators can search for second-generation restaurant spaces in Modesto using restaurant-specific filters. Search by hood systems, grease traps, walk-in coolers, patio availability, and existing permits to identify the right space without extensive back-and-forth inquiries.
Popular Markets
Explore Other Restaurant Markets
- Downtown Modesto J Street restaurant leases offer placement in the city's most active revitalization corridor with growing foot traffic
- Lowest restaurant lease rates of any major California city creating margin structures impossible in Bay Area or Los Angeles markets
- Large diverse community including Latino, Punjabi, Hmong, and Filipino residents creates demand for authentic ethnic cuisine concepts
- Agricultural hub access gives farm-to-table restaurant operators direct sourcing relationships with premium Central Valley producers
- Bay Area migration to Modesto is adding more sophisticated dining consumers who bring higher spending expectations
Tenant Guide
How to Lease or Rent Restaurant Space in Modesto
Review the lease path
Ask whether the rentable opportunity is a direct lease, assignment, sublease, or turnkey build-out with existing restaurant infrastructure.
Check approvals
Confirm landlord consent, use approvals, health permits, alcohol licensing, signage, and local inspections for the address.
Model opening costs
Compare base rent, NNN, tenant improvements, equipment needs, deposits, and permit costs before submitting an offer.
For Owners & Brokers
Why Pepperlot is the Premier Resource for Modesto's Restaurant Leases
In Modesto, the difference between a successful opening and a delayed project is often the state of the existing permits and infrastructure. Pepperlot highlights the technical details that matter.
Permit-Ready Listings
We prioritize restaurants for lease in Modesto that feature active Health Department permits and existing Certificate of Occupancy status to speed up your opening.
Second-Gen Savings
With construction costs peaking, our focus on spaces with Type 1 hoods and grease traps can save Modesto operators significantly on upfront capital.
High-Intent Analytics
Access data on Modesto neighborhood foot traffic and proximity to major transit hubs and commercial corridors.
Direct Marketing to Restaurant Operators
Pepperlot utilizes targeted digital outreach and hospitality-focused industry networks to position your Modesto listing directly in front of restaurant operators and expanding brands.
Platform
How to List a Restaurant for Lease in Modesto
Pepperlot is the only California restaurant real estate marketplace that lets you search restaurant spaces for lease in Modesto with the filters that matter to operators: hood systems, grease traps, walk-in coolers, patio seating, alcohol licenses, and existing health permits. Combined with location intelligence tools showing competition density, demographic profiles, and market potential in Modesto, Pepperlot gives operators everything needed to find the right restaurant lease and validate the location before signing. Visit Pepperlot.com to browse available restaurant spaces for lease in Modesto today.
Submit Property Details
Provide square footage, equipment, and prior restaurant use for your Modesto space.
Activate Listing
Your listing becomes visible to tenants and brokers on the platform.
Tenant Communication
Receive inquiries and engage with potential tenants through secure messaging.
Finalize Lease
Landlords and tenants in Modesto can evaluate fit and negotiate terms directly.
About PepperLot
Built for Restaurant Space Search in Modesto
PepperLot organizes restaurant space searches around the details tenants need in Modesto: build-out condition, hood, grease trap, seating, rent structure, and permit context.
Frequently Asked Questions
What are restaurant lease rates in Modesto?
Base rent for restaurant spaces in Modesto ranges from approximately $14 to $28 per square foot annually. Downtown and major commercial corridor locations command the higher end. NNN charges are among the lowest in California at $3 to $8 per square foot annually.
Are restaurant spaces for lease in Downtown Modesto?
Yes. Pepperlot lists restaurant lease opportunities throughout Downtown Modesto and the surrounding commercial corridors with full details on available spaces.
Are second-generation restaurant spaces for lease in Modesto?
Yes. Modesto has active second-generation restaurant inventory with existing kitchen infrastructure. Filter Pepperlot listings by hood systems and grease traps to find faster openings.
What lease terms are typical for Modesto restaurants?
Modesto restaurant leases typically run five to ten years. NNN charges are among the lowest in California, making total occupancy costs attractive for independent operators.