2145 Sperry Avenue is a ±0.58-acre commercial parcel located along the prime Sperry Avenue corridor in Patterson, positioned near high-traffic retail and quick-service uses. The property was approved for development of a ±4,500 square-foot restaurant with drive-thru, giving it added entitlement value compared to raw land. It sold for $653,400 (approximately $23.11 per square foot), placing it toward the upper end of smaller-pad pricing in the immediate area. The combination of frontage, traffic exposure, and site plan approvals supports its stronger valuation relative to larger or non-entitled parcels along Sperry and Rogers.