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.
