Space In The Shade Mobile Home Park - 11819 Yosemite Blvd

Waterford, CA 95386

• 1031 Exchange Property
• Multifamily for Sale
• $6,937,350 CAD

Waterford Multifamily for Sale - Hughson/Oakdale/Waterford

Space in the Shade Mobile Home Park is a stabilized, 50-space community offering consistent income in Waterford, California centrally located in the Modesto metropolitan area with direct access to Highway 99 and Interstate 5. The park comprises 41 mobile home spaces, 11 RV spaces, and one single-family home occupied by the on-site manager. The park holds a valid HCD permit for 49 mobile home spaces and is 100% occupied. A $40/month rent increase took effect July 2026, providing immediate income upside from day one of ownership. City Annexation Recently Approved. In May 2026, the Stanislaus Local Agency Formation Commission (LAFCO) approved LAFCO Application No. 2026-02 the Fahmy Annexation bringing 43.27 acres at the northeast intersection of North Eucalyptus Avenue and Yosemite Boulevard (State Highway 132) into the City of Waterford. The annexation includes the Space in the Shade MHP parcel and adjacent lands. Development Potential Significant Value-Add Opportunity. Annexation into the City of Waterford is a transformative event for this parcel. City incorporation transfers zoning authority from Stanislaus County to the City of Waterford, unlocking access to urban land use designations and municipal entitlement pathways that are unavailable to unincorporated county land. For a patient or development-oriented buyer, this creates a dual-asset opportunity: the park generates stable, 100%-occupied cash flow at a 5.31% cap rate today, while the newly incorporated 6.13-acre Yosemite Boulevard parcel adjacent to schools, positioned on a state highway corridor, and now within city limits carries meaningful long-term residential or mixed-use redevelopment potential. Waterford's Yosemite Boulevard Corridor Study (2023) identified this stretch of SR-132 as a priority area for future growth, further supporting the case for land value appreciation above and beyond the park's income value. Buyers seeking both current yield and a future development optionality play will find this combination rare in the Central Valley market.

Contact:

Monument Real Estate, Inc.

Property Subtype:

Mobile Home Park

Date on Market:

2026-08-20

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15510 Collier Rd

Delhi, CA 95315

• 1031 Exchange Property
• Industrial for Sale
• $3,815,543 CAD
• 57,000 SF

Delhi Industrial for Sale - Outlying Merced County

57,000 +/- sqft. Warehouse building with direct access and visibility to Highway 99 just north of Livingston and the Merced River. This is a turnkey agricultural commodity packing and warehouse building ready for the right grower/packer to move in and begin utilizing the abundant space for their operation OR can be used for any other sort of commercial warehousing & storage needs. Formally used for sweet potatoes, the packing room features a 40' packing line that is complete with a hydraulic dump tank and mud chain, barely used stainless steel chain belt, like new Reznor heater, blower, circular fans for additional drying, lights, opposing gravity rollers and scales at the ends to weigh each case that the line produces along with two staging areas and two large coolers. An eagles nest office overlooks the packing line for your marketer/manager with a foreman office quarters beneath it to process paperwork and maintain operational efficiency. The main office features a conference room entrance, spacious main office with a kitchenette, and back office with sink and closet. Up to 15 separate storage rooms provide ample space and offer compartmentalization/organization of different products tailored to the operators needs. The majority of rooms are equipped with exhaust fans, circulating fans, evaporative coolers and heaters for climate control. Note - there is no cold storage. Room 5 is wired for an air compressor or other equipment to automate a part of your operation. The property is powered by TID electricity and has a current DWR domestic water permit. Don't miss this dynamic property and the opportunities it holds.

Contact:

Power House Realty

Property Subtype:

Warehouse

Date on Market:

2026-08-11

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19468 Village Dr

Sonora, CA 95370

• 1031 Exchange Property
• Office for Sale
• $825,545 CAD
• 3,120 SF

• Air Conditioning

Sonora Office for Sale

Position your business for success with this beautifully remodeled professional office building located within the highly visible Mono Village Commercial Complex. Surrounded by popular restaurants, banks, salons, and other established businesses, this prime location offers excellent accessibility and convenience for both clients and employees. Comprised of two interconnected units totaling approximately 3,120 square feet, the property provides exceptional flexibility for owner-users, investors, or businesses seeking room to grow. Interior access allows the spaces to function as one cohesive office suite while maintaining the option to operate independently. Extensively renovated in 2020, this move-in-ready property eliminates the hassle and expense of preparing a space for occupancy. Major improvements include updated flooring, paint, windows, siding, doors, and an HVAC system that is just over five years old. The lower level is currently occupied by an established month-to-month tenant, creating immediate income potential. This suite features a welcoming reception area, five private offices, one and a half bathrooms, and a full bathroom complete with laundry hookups and a stall shower. The vacant upper level presents an ideal opportunity for an owner-user to establish their business immediately. This thoughtfully designed space offers a spacious central meeting or collaborative area, five private offices, and a convenient half bathroom. Each unit is separately metered for power and propane, while sharing a water/sewer account, providing operational flexibility and simplified management. Six designated parking spaces are located directly in front of the building, with additional parking available along the side and rear driveway. Low-maintenance grounds featuring primarily paved surfaces and a covered walkway further enhance the property's appeal. Whether you're seeking a professional headquarters, an income-producing investment, or a combination of both, this versatile commercial property offers a rare opportunity to own a turnkey office building in one of the area's most convenient business locations. Please do not disturb tenant.

Contact:

Keller Williams Sierra Foothills

Date on Market:

2026-07-17

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579 Armstrong Way

Oakdale, CA 95361

• 1031 Exchange Property
• Industrial for Sale
• $5,660,878 CAD
• 22,285 SF

Oakdale Industrial for Sale - Hughson/Oakdale/Waterford

CoSol Commercial Real Estate and Link Commercial Property Group are pleased to present the exclusive sale of 579 Armstrong Way, Oakdale, California —a ±40,000 square foot single-tenant industrial property on 2.01 acres within the established Hi-Tech Business Park. The property is fully occupied by Formulation Technology, LLC (FTI) under a five-year NNN lease that commenced December 5, 2025. The tenant is responsible for real estate taxes, property insurance, and utilities —delivering a predictable, low-management income stream. The lease includes five (5) one-year renewal options with 2% annual rent increases. The tenant holds a Right of First Refusal to purchase the property. In December 2025, FTI was acquired by AAVIN Equity Advisors, adding institutional ownership depth to the tenancy.

Contact:

CoSoL Commercial Real Estate

Date on Market:

2026-05-12

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1976 Edwards Ave

Merced, CA 95340

• 1031 Exchange Property
• Multifamily for Sale
• $1,616,403 CAD
• 6,800 SF

• Air Conditioning
• Smoke Detector

Merced Multifamily for Sale - Suburban Merced

Exceptional investment opportunity in Merced, CA. This well-maintained 8-unit apartment building features (8) spacious 2-bedroom, 1-bathroom units, each approximately 850 square feet. The property offers a strong unit mix that appeals to long-term tenants, making it an ideal addition to any investor’s portfolio. Each unit provides functional floor plans with comfortable living spaces, sizable bedrooms, and practical layouts designed for everyday living. With consistent rental demand in the Merced area and proximity to shopping, schools, public transportation, and UC Merced, this property is well-positioned for stable occupancy and future growth. Whether you’re looking to expand your portfolio or complete a 1031 exchange, this multi-family asset offers solid income potential in a growing Central Valley market.

Contact:

Soldavi

Property Subtype:

Apartment

Date on Market:

2026-03-17

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1590 N Denair Ave

Turlock, CA 95380

• 1031 Exchange Property
• Multifamily for Sale
• $1,455,456 CAD
• 4,576 SF

Turlock Multifamily for Sale - Turlock/SW Stanislaus

Prime corner lot investment opportunity featuring four income-producing units across two buildings. The front building includes a charming 3BR/2BA main house (1,720 SF) plus an attached 2BR/1BA unit (736 SF). The rear two-story duplex offers two identical 2BR/1.5BA units (1,060 SF each) with separate access on N Denair. Recent Improvements: • New roof on Main building (2023) • One unit extensively remodeled with new bathroom, AC, and water heater • Ample parking for all units Perfect investment opportunity in an established neighborhood.

Contact:

HomeSmart PV & Associates

Property Subtype:

Apartment

Date on Market:

2026-01-02

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514 Robertson Blvd

Chowchilla, CA 93610

• 1031 Exchange Property
• Retail for Sale
• $2,081,205 CAD
• 12,000 SF

Chowchilla Retail for Sale

Step into a $1,000,000+ remodel that delivers big-city sophistication in a high-capacity, small-town setting. 514 Robertson Blvd is a ±12,000 SF, fully upgraded operations center with robust infrastructure, modern design, and a flexible layout — well-suited for a call center, wellness facility, training hub, or institutional user. This is not a bare office shell. Over 200 wired workstations, 36,000+ ft of Cat 6 cabling, a dedicated media studio, and a massive event-ready stage room make this a plug-and-play headquarters for an operator with scale. The oversized kitchen and 40’ motorhome roll-up door provide versatility for food, fitness, and logistics. Whether you’re an owner-user seeking a flagship location or an investor targeting stabilized NNN income, this asset delivers. Pro forma rent modeled at $15,000/month NNN reflects a 7.5% cap rate with upside from multi-tenant or premium use strategies. All systems are in place. All upgrades are complete. Just bring your vision.

Contact:

Taylored Legacy

Property Subtype:

Storefront

Date on Market:

2025-12-21

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Industrial Raw Land - 18.8acres - Zoned M-1 - 1777 Bird Rd

Livingston, CA 95334

• 1031 Exchange Property
• Land for Sale
• $2,081,205 CAD
• 18.80 AC Lot

Livingston Land for Sale - Outlying Merced County

SELLER FINANCING available! Prime 18.8± Acre Industrial Development Opportunity – Livingston, CA. Zoning is M-1, Industrial-Zoned and located within the city limits. This property is ideally positioned for a gated industrial park or other high-demand industrial uses. Ownership has prepared a conceptual site plan for 22 individual industrial lots, ready for a multi-tenant or phased development. Located within one mile of Highway 99 and Foster Farms, this site benefits from excellent transportation access for distribution, manufacturing, logistics, and cannabis-related uses. The property lies within Livingston’s Sphere of Influence and in the city’s designated “Green-Zone”, providing expanded use potential including cannabis operations. An existing drainage basin north of the property supports future development. This parcel has also been previously farmed in almonds and has access to District Water. With its prime location in the heart of the San Joaquin Valley, development-ready zoning, and flexible site configuration, this property offers exceptional potential for industrial investors, developers, or owner-users.

Contact:

Keller Williams Property Team - Commercial

Property Subtype:

Agricultural

Date on Market:

2025-07-31

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