Discover a prime 34.65± acre almond orchard at the corner of Carrolton Rd & Louise Ave in Escalon, San Joaquin County. This irrigated, income-producing ranch offers SSJID surface water plus a private agricultural well, micro-sprinklers, clean ranch rows, and paved corner access—a turnkey fit for growers, 1031 exchange buyers, and ag-investors seeking water security and long-term yield in California’s permanent-crop corridor. Key Highlights 🌳 34.65± acres of almonds (income now + replant upside) 💧 Two water sources: SSJID surface supply + private ag well (diesel) 🚿 Micro-sprinklers for uniform, efficient irrigation 🚜 Operational ease: wide interior ranch roads; straight rows 📍 Paved corner location at Carrolton & Louise; easy truck access 🧭 Escalon, San Joaquin County—strong permanent-crop neighborhood 🔁 Ideal for growers, 1031 exchange, ag-investors Water & Irrigation SSJID + Ag Well = Water Security. The ranch benefits from reliable district water and a private well, distributing through micro-sprinklers for uniform coverage, reduced runoff, and efficient application—key to stabilizing almond orchard yield and input costs. Production & Planting Mix A balanced profile of producing blocks with recent replants provides near-term income and future yield potential. Straight rows and clean interiors streamline maintenance, harvest, and hauling. Location & Access Situated at a paved corner with direct routes to processors and service providers, this Escalon ranch sits within a proven permanent-crop corridor surrounded by established orchards—an advantage for both operations and long-term value. Investor Fit & Use Cases Whether you’re optimizing an existing portfolio, executing a 1031 exchange, or expanding acreage for vertical efficiencies, this property checks the boxes: water certainty, operational efficiency, and market-proven location. Request the full info packet—tree map, water details, and pro-forma. 📞 Adrian Castillo — 209-380-7597 — DRE #01308935 or Message “ORCHARD” to receive the packet and schedule a private tour.