Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Patterson Farmland with Irrigation Rights Title is generated by Realmo AI

    1350 Fig Avenue, Patterson, CA 95363

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $919,800

    32.85 acres of farmland with class 1 & 2 soils.

    Type:Lots/Land
    Lot size:
    32.85 Acres
    Added:
    Mar 24, 2026
    Days on Market:
    51
    Last Refresh:
    Apr 6 at 12:56 am

    Property Features for 1350 Fig Avenue

    General Information

    Standard status
    Active
    Lot size
    32.85 Acres
    Property subtype
    Lots/Land

    We can help!

    Listing Contact
    Greg A. Nunes

    Listing agent Greg A. Nunes License #01309294

    Listing office Greg Nunes Realty

    Listing date Mar 24, 2026

    Source Exitrealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Greg Nunes Realty

    HighLights

    • 32.85 acres of class 1 & 2 farmland with reliable irrigation.
    • Potential for high‑producing orchard or row crops.
    • Located minutes from downtown Patterson with easy access to I‑5 for commuting.
    • Opportunity to build two dwellings (subject to Stanislaus Co. regulations).
    • Proximity to Turlock and Modesto (20‑30 minutes).
    • Adjacent 8.58 acres available for purchase.

    Overview

    This 32.85-acre parcel of Patterson farmland is located minutes from downtown Patterson. The property features class 1 & 2 soils and reliable irrigation water supplied by the Patterson Irrigation District, with pre-1914 water rights. The land has been farmed to various row crops and is also suitable for a high-producing orchard. According to current Stanislaus County regulations, two dwellings may be constructed on this property; however, splitting the parcel is not allowed. Patterson is a rapidly growing city in the Central Valley, popular for those seeking a quiet, rural setting with convenient access to I-5 for commuting to the Bay Area. Turlock and Modesto are also within a 20-30 minute drive. An adjacent 8.58-acre parcel is available for those desiring more acreage or the ability to construct an additional home.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Kitchen & Bath Showroom Plumbing Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Patterson
    County
    Stanislaus
    State
    California
    Longitude
    -121.0958912
    Latitude
    37.4674896

    Nearby Similar for Sale

    • $6,838,000
      20,000 SF

      Grocery Outlet Net Lease Investment

      Grocery Outlet net lease with corporate backing and rental increases.
      2900 Sperry Ave, Patterson, CA 95363
      View Details
    • $2,350,000

      Patterson Farm/Estate Opportunity

      191.74 acre farm with water rights and cattle structure.
      16642 Hickory Ave, Patterson, CA 95363
      View Details
    • $850,000

      Supportive Housing Facility For Sale

      Supportive housing facility available for purchase.
      405 S 4th St, Patterson, CA 95363
      View Details
    • $55,000

      Diablo Grande Land Opportunity

      Residential lot in gated community, Patterson, CA. Build your dream home.
      9451 Morton Davis Drive, Patterson, CA 95363
      View Details
    • $55,000

      Residential Land in Gated Community

      Land for sale in Diablo Grande, Patterson, California.
      9421 Perrett Road, Patterson, CA 95363
      View Details
    • $55,000

      Land in Gated Community

      Residential land in a gated community, ready for custom build.
      0 Morton Davis Circle, Patterson, CA 95363
      View Details
    • $55,000

      Land in Gated Community

      Residential land in a master-planned, gated community.
      9420 Perrett Road, Patterson, CA 95363
      View Details
    • $55,000

      Land in Gated Community

      Residential land in a gated community, Patterson, CA.
      20661 Morton Davis Circle, Patterson, CA 95363
      View Details
    • $1,457,900

      Patterson Land Parcel For Sale

      Land parcel available near Walnut Ave, Patterson, CA.
      1430 Walnut Ave., Patterson, CA 95363
      View Details
    • Contact for pricing
      766,080 SF

      Patterson Warehouse and Distribution Facility

      Class A warehouse suitable for fulfillment, distribution, manufacturing.
      Zacharias Rd, Patterson, CA
      View Details
    • Contact for pricing
      1,249,920 SF

      Rogers Road Warehouse and Distribution

      Class A warehouse facilities suitable for distribution or light manufacturing.
      13701 Rogers Rd, Patterson, CA
      View Details
    • Contact for pricing
      36,140 SF

      Modern Warehouse Facility For Sale

      Class A warehouse suitable for fulfillment, distribution, or manufacturing.
      Rogers Rd, Patterson, CA
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 32.85 acres of farmland with class 1 & 2 soils.
    Where is this agricultural land / farmland located?
    The property is located at 1350 Fig Avenue Patterson, CA.
    What is the asking price?
    The asking price for this property is $919,800.
    What are key features of this property?
    This property features: 32.85 acres of class 1 & 2 farmland with reliable irrigation.; Potential for high‑producing orchard or row crops.; Located minutes from downtown Patterson with easy access to I‑5 for commuting.
    (209) 892-2000
    We can help!
    Listing Contact
    Greg A. Nunes
    Real Estate License ID: 01309294
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    1350 Fig Avenue, Patterson, CA 95363
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!