2300 Sperry Avenue, Patterson, CA 95363 ($14,494,590)


133.1 Acre Site on Sperry Avenue near the Interstate 5 Patterson Exit. Property has a recorded DA with mix of both Industrial and Commercial Zoning.


The Bizzanelli Ranch is a 133.1 Acre parcel located on Sperry Avenue in Patterson, CA. Although Patterson is a few more miles down Interstate 5 from Tracy it is surprisingly quicker to the Port of Oakland due to the congestion in the Tracy Triangle. Patterson is already “Leading the Way” with Amazon, Restoration Hardware, Kohls. Grainger, CVS Distribution and Rexel Electric. The Bizzanelli Ranch is set to be the NEXT location. The Bizzanelli Ranch already has a Development Agreement with a Tentative Map recorded. The map has room for 2 (800,000 sq ft & 900,000 sg ft) large warehouse projects and roughly 27 acres of Commercial Zoning.



  • Land is fully entitled – Existing Development Agreement
  • Development Fees – lowest in region
  • Business Friendly City Government –
  • Development Fees – lowest in region
  • Business Friendly City Government –
  • Easy Access to Interstate 5 – Our Way IS the Highway
  • Supply Chain and Logistics Training Facility at Patterson High School

BizzRanch Zone Map

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2211 Sperry Ave, Patterson, CA ($886,446)

Land available for Fast Food Restaurant, Quick Lube Center and Retail Businesses.  The remaining Property is 1 Acre and is available and shovel ready !

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For Residential homes visit www.PattersonRealEstate.net


Commercial Land available for QSR Fast Food Restaurant, Auto Highway Service and Retail Uses.

Building D: Proposed Donut/Coffee Franchise

Building E: SOLD – La Quinta Hotel

Building F: SOLD – La Quinta Hotel

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Extra Parking available on Lot to the north.

I love Patterson logo
Mountain Valley Properties

(209) 892-8300

Close proximity to Interstate 5.

2017 Traffic Study Westridge Plaza MVP

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Market Demographics Available

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The City of Patterson  – “Our way is the Highway”

The Plaza Building ($1,950,000)

The Plaza Building at 11 Plaza Circle in Patterson is considered a Downtown Landmark by many.  Located on “The Circle” The Plaza Building is essentially the Center of town.

The property consists of a Commercial / Office Building with 7 Tenants.

Well maintained property with excellent visibility and access.

Call for Lease and Cap Rate information.




West Patterson Business Park (PENDING)

Industrial lots available in the West Patterson Business Park.  This area is across from the Amazon Distribution Center on Park Center drive and borders Pilot Flying J Truck & Travel Center.  This area is approved for Cannabis Businesses.  

Listing at https://pattersonrealestate.net/2018/04/22/westridge-industrial-campus/

The Minimum lot size is 2 Acres.  There are a wide variety of uses allowed in the industrial Business Park.

PattersonRealEstate.net LISTING

City of Patterson Industrial Zone Permitted Uses

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6 Reasons why Patterson is ready for some new Franchise Businesses

Are you one of the folks that Facebook voted for an In-N-out Burger in Patterson?  

Just so you know there are certain population numbers that trigger interest from the most popular and successful franchises like In-N-Out.  Here is a list of 6 things that are helping Patterson grow closer to that special number;



The Modesto Bee recently published a story describing the Northwest Annexation of the City of Patterson.   This Annexation claims to provide a population increase of 15,000 residents to Patterson.

Here is the story from the Modesto Bee

The city is now pushing a 1,200-acre northwest annexation to include thousands of homes, in addition to land for another 7 million square feet of industrial space. The proposed development is capable of creating hundreds of jobs and adding 15,000 residents to this city of 22,700.

The city will prepare environmental studies on what’s called the northwest annexation, or the Zacharias master plan, situated on both sides of Baldwin Road, between Zacharias Road and the northern city limits. The sprawling area stretches from Rogers Road, on the west, to Ward Avenue and Highway 33, on the east; completing the environmental impact report should take eight months to a year.

Read more here: https://www.modbee.com/news/article223840140.html#storylink=cpy

2.     HIGHWAY 5 (Interstate 5)

Traffic Study

Highway 5 provides a constant flow of visitors to Patterson.  Some are seeking rest and fuel while others are Truckers that need a spot close enough to the Bay Area to stop and do their mandatory rest before a scheduled bay area delivery.

Patterson is the first City on Highway 5 coming from Los Angeles County.  Drivers traveling to and from LA to San Francisco will most likely drive thru Patterson.  Patterson is “On the Way” to the many travelers of Highway 5 and Patterson is on its way to becoming a tourist destination for them a with multiple new hotels planned.   

The Bay Area expansion into the Central Valley is thriving in Tracy and Patterson is next!


3.     Crows Landing Naval Airforce Base Development

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It has been many years since Stanislaus County obtained the old Naval Airforce Base in Crows Landing.  The County is now developing the 1,528-acre site into a Industrial Business Park that “that will lead to strong year-over-year employment growth and the creation of up to 15,000 new locally based jobs.”

THERE IS NO RESIDENTIAL ELEMENT to the Crows Landing Project.  The project will rely on Commercial and Residential services from Patterson and Newman and will accelerate the population growth.

Read about it at the Business Park’s website at http://crowsbizpark.biz/



4.     Business Friendly City Government

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Stanislaus Magazine recently spotlighted the City of Patterson’s BUSINESS FRIENDLY GOVERNMENT and Pro Business Mayor Novelli –  visit Stanislaus Magazine at http://onlinedigitaleditions.com/stanislaus/


5.     Patterson’s Trade AREA



The City of Patterson employed a consultant that conducted a demographic market analysis for the City including identifying Patterson’s Trade Area.  The Derrigo report (DDS) was last update in 2017.  The report examines drive times by consumers and describes the effective population of Patterson’s Trade area which (at the time of the 2017 Derrigo Report) indicated that Patterson’s Trade Area would surpass a population of 100,000 when the General Plan(s) are built out.  Keep in mind that the Northwest Annexation was not included in the report.

6.     Availability of Shovel Ready Land

Recently the large chucks of farmland by Interstate (Highway 5) were divided into smaller lots by use of a tentative map.  With infrastructure the planned lots will be considered to be SHOVEL READY.  This status allows FRANCHISEES with a dream to design and build their Brick and Mortar locations.

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