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2151 Sperry Ave
Patterson, CA 95363
Land For Sale
·
1.90 AC
Investment Highlights
- City of Patterson Business Friendly City Government
- Development Agreement
- First City on Interstate 5 coming from Los Angeles County
Executive Summary
Position your business in the heart of California’s fastest-growing distribution hub. This shovel-ready, 1.9-acre site is ideally located within the West Patterson Business Park, adjacent to national traffic drivers including Pilot Flying J and Popeyes Chicken, and just seconds from the Sperry Avenue/I-5 interchange. Zoned Industrial Business Park (IBP), the site allows for a diverse mix of industrial, office, and select retail uses that align with Patterson’s expanding commercial and residential footprint.
According to the City of Patterson’s Retail Gap Study (Derrigo, 2020), the region is experiencing millions in unmet demand—highlighting a significant opportunity for forward-thinking operators and developers. Patterson’s trade area is underserved in key categories, making this location ideal for:
Appliance and Electronics Showrooms
Leverage over $13.8 million in unmet sales with a retail warehouse or hybrid e-commerce fulfillment center.
Food Service / Commissary Kitchens / Branded Restaurants
Capture a share of the $15.9 million in food & beverage leakage with fast-casual concepts, franchise drive-thrus, or ghost kitchens. CUPs are available for restaurant uses within IBP.
Clothing & Apparel Fulfillment / Boutique Distribution
With $29 million in unmet retail demand in apparel, the site supports accessory office-warehouse models for local or regional fashion/e-commerce brands.
Building Supply & Hardware Vendors (small format)
Serve contractors and new homeowners with garden, tool, or materials supply – backed by a $6.4 million gap and new housing growth projected to add 18,000+ residents.
Miscellaneous Retail Concepts (Party, Hobby, Office, Gift)
Capitalize on $6.5 million in retail leakage to nearby markets with hybrid showroom and warehouse layouts.
This site is further strengthened by its inclusion in a Development Agreement with some of the lowest impact fees in the region, and benefits from Patterson’s streamlined approval process, business-friendly climate, and ongoing 1,200-acre annexation. Join national brands and logistics leaders already investing in Patterson’s booming industrial corridor.
Let’s build the future of retail and commerce in Patterson.
Property Facts
| Sale Type | Investment | Property Subtype | Commercial |
| No. Lots | 1 | Proposed Use | Hotel |
| Property Type | Land | Total Lot Size | 1.90 AC |
| Zoning | Industrial Business Park - See attached City of Patterson zoning description. | ||
| Sale Type | Investment |
| No. Lots | 1 |
| Property Type | Land |
| Property Subtype | Commercial |
| Proposed Use | Hotel |
| Total Lot Size | 1.90 AC |
| Zoning | Industrial Business Park - See attached City of Patterson zoning description. |
1 Lot Available
Lot
| Price | $1,241,460 | Lot Size | 1.90 AC |
| Price Per AC | $653,400.00 |
| Price | $1,241,460 |
| Price Per AC | $653,400.00 |
| Lot Size | 1.90 AC |
Prime 1.9-acre IBP-zoned site in Patterson’s West Business Park, just off I-5 and Sperry Ave, offers shovel-ready development with high visibility near Pilot Flying J and Popeyes. Zoned for industrial, office, and select retail uses.
Description
1.9 Acres Located in the bustling city of Patterson, this prime industrial/commercial site is adjacent to the popular Pilot Flying J and Popeyes Chicken restaurant. This land is ready for immediate development. This shovel-ready property presents a golden opportunity for development. Patterson is a rapidly growing city known for its strong industrial base and easy access to Interstate 5. Recognized as the “land of job creation,” the business-friendly city government is actively fostering economic growth. With plans for a 1,200-acre northwest annexation that includes residential areas and additional industrial space, Patterson is a promising location for investment in the hospitality industry. Don’t miss out on this incredible opportunity in Patterson. Take advantage of this shovel ready site and join the thriving business community. Contact us today for more information and to make your mark in the heart of Patterson.
Property Taxes
| Parcel Number | 021-94-02 | Improvements Assessment | $0 |
| Land Assessment | $1,306,905 | Total Assessment | $1,306,905 |
Property Taxes
