Sperry Commercial Park

Buy. Build. Thrive. Alongside National Tenants.

Investment Overview

Sperry Commercial Park represents a strategically positioned retail and commercial development opportunity located at the Interstate 5 / Sperry Avenue interchange in Patterson, California — the first incorporated city on Interstate 5 traveling north from Los Angeles County.

The project is anchored by established national brands including:

  • Love’s Travel Center
  • Grocery Outlet
  • Dutch Bros
  • Arby’s
  • McDonald’s (Under Development)

These tenants validate the strength of the corridor, traffic counts, and long-term growth trajectory of the market.

Three Primary Demand Drivers

1. Interstate 5 Traveler Economy

  • ±57,000 vehicles per day (AADT) on Interstate 5
  • Primary right-hand exit location
  • Strong visibility and monument signage presence
  • Established fuel, food, and convenience cluster

The site captures high-frequency discretionary spending from travelers seeking fuel, quick-service dining, and convenience retail.

2. Daytime Workforce Economy

  • Major logistics presence including Amazon fulfillment operations
  • Expanding distribution and industrial base
  • Thousands of daily employees within immediate proximity

This workforce generates consistent weekday demand for food, services, convenience retail, and specialty uses.

3. Residential Growth Economy

  • 1,200+ acre Zacharias annexation
  • 5,000+ planned residential units
  • Projected population exceeding 50,000 residents
  • Trade area exceeding 100,000

Residential expansion supports long-term retail absorption and sustained tenant performance.

Development Opportunity

Available parcels within Sperry Commercial Park are:

  • Pad-ready
  • Located within city limits
  • Served by approved utilities
  • Connected to a community storm drainage system
  • Zoned for commercial and select light industrial uses
  • Supported by a business-friendly municipal framework

Infrastructure is established. Access is built. The interchange is operational. Co-tenancy risk is mitigated by existing national operators.

Strategic Positioning

This is not a speculative corridor. It is a functioning commercial node with proven traffic flow and tenant success. National operators have already committed capital and long-term leases.

Investors and users have the opportunity to:

  • Acquire prime interchange frontage
  • Develop build-to-suit or owner-user facilities
  • Align with nationally recognized co-tenancy
  • Capture growth from three independent economic engines

Conclusion

Sperry Commercial Park offers a rare combination of:

  • Interstate visibility
  • Verified traffic counts
  • Established national co-tenancy
  • Significant residential growth
  • Expanding workforce demand
  • City-supported development infrastructure

The giants are already here.

This is the opportunity to secure position within a growing Interstate 5 commercial corridor before full build-out and population maturation.