An excellent opportunity to acquire 85.01± acres of established almond orchard near Waterford, California. This well-managed agricultural property features approximately 60 acres planted in 2009 to Nonpareil, Carmel and Wood Colony varieties, along with approximately 23 acres planted in 2000 to Nonpareil, Sonora and Carmel varieties. Water is a key attribute of this ranch, with both an agricultural well and Modesto Irrigation District water available, including direct canal access. The orchard is supported by an established irrigation system utilizing micro sprinklers, R10 sprinklers and double-line drip. The property offers paved county road frontage along Hazeldean Road, with electricity available at the street. Rolling terrain and expansive orchard views provide multiple potential locations for a future country homesite. The property is zoned A2-40 and offers an attractive combination of established agricultural production, water resources and potential residential use. Conveniently located just north of Highway 132 near Waterford, this is a quality Central Valley agricultural investment with productive improvements already in place. Potential parcel split and residential uses should be independently verified with Stanislaus County.