Central Valley Real Estate Investment

Investment Properties for Sale in the Central Valley

Explore Central Valley real estate that may appeal to buyers evaluating rental, income-producing or longer-term investment opportunities.

Evaluate the Property

Investment Decisions Require More Than a Listing Price

Investors should evaluate the property, location, condition, expenses, potential income and risks associated with the specific investment.

Location

Consider neighborhood characteristics, demand, transportation and surrounding amenities.

Property Condition

Repairs and deferred maintenance can materially affect an investment.

Potential Income

Evaluate realistic rental or other income potential using appropriate market information.

Operating Costs

Consider taxes, insurance, maintenance, utilities, management and other expenses.

Financing

Investment-property financing can differ from financing for an owner-occupied home.

Due Diligence

Review leases, disclosures, title, permits, inspections and other applicable information.

Investment Opportunities

Property Types Investors May Consider

Single-Family Homes

Traditional residential properties may be considered for long-term rental strategies.

Homes With ADUs

Additional living space can create different possibilities depending on the property.

Explore ADU homes →

Land

Vacant land may appeal to investors depending on location, zoning and intended use.

Explore land →

Foreclosures & REO

Distressed properties may present opportunities but require careful evaluation.

Explore foreclosures →

Local Perspective

Looking for a Specific Investment?

Tell Valley Crossings what type of property, location and investment characteristics you are considering.

Search for Investment Properties

3068 Ashton Street, Lodi
$699,000
4 Beds ⋅ 2 Baths ⋅ 2,068 SqFt. ⋅ 226128702 MLS ⋅ ACTIVE Status
Welcome to this beautiful single-story home in the Rosegate 2 neighborhood in west Lodi. Nearly new with luxurious finishes throughout. We have four bedrooms, with one containing a beautiful Murphy bed with storage cabinet, which provides for great flexibility. The kitchen gives the upgrades buyers ask for, such as GE Cafe appliances (including a fridge with an app controlled hot water dispenser), quartz counters, a slab backsplash instead of tile and grout, and an abundance of cabinets and counter space. The upgraded pendants over the island, and inviting open area to dining and living spaces makes for a welcoming place for everyone to gather. As you make your way to the primary suite, you will see it is a true retreat! There's a sliding door to the backyard which leads straight to the hot tub. The primary bathroom will have you thinking you've stepped into a resort with a zero-entry spa shower finished in slab walls, complete with multiple shower heads including a Jolee filtered rain shower. You will also find an Ecobee smart thermostat with room sensors, and a Brilliant smart switch connected to the Ring doorbell. Your living space is extended thanks to the California room. Enjoy it year-round with a gas fireplace and outdoor TV. The low maintenance backyard has turf, a fountain, and timed lighting. When you're ready, the gas line is present for your BBQ. There's been added concrete for a wider driveway, the garage has been insulated, and a Tesla charger is already in place. There's even an electrical/outlet package for Christmas lights in the front and back. What a wonderful opportunity to get into this beautiful neighborhood. Close to shopping, schools, parks, and wineries.

3068 Ashton Street, Lodi

Listing courtesy of Konrad Real Estate.

400 Old Prospector Trail, Mokelumne Hill
$459,000
3 Beds ⋅ 2 Baths ⋅ 1,456 SqFt. ⋅ 226126793 MLS ⋅ ACTIVE Status
Your Beautiful Home Awaits You! Discover a secluded 6.13-acre hilltop haven surrounded by mature trees and natural beauty. This private retreat offers exceptional privacy, peaceful surroundings, and breathtaking views of the untouched landscape beyonda wonderful place to escape the hustle and bustle of everyday life and enjoy the tranquility of nature. The property features a 3-4 bedroom, 2-bathroom stucco home with inviting living spaces and charming details throughout. The spacious family room boasts a vaulted ceiling and a welcoming fireplace, creating a warm and comfortable atmosphere. Both bathrooms feature skylights that bring in natural light, while the kitchen offers a garden window, pantry closet, and convenient access to the dining room. The laundry room features an attached 12' x 12' versatile room, ideal for use as an office, bedroom, craft room, or additional flex space. A covered breezeway leads from the home to a converted 24' x 24' garage, offering additional versatile space. The garage features painted, finished drywall walls, multiple electrical outlets, and its own HVAC system, making it suitable for a variety of potential uses. Additional structures provide even more flexibility and storage. The roomy 20' x 10.5' pump house offers extra storage space, while a 16' x 16' outbuilding features a small window air-conditioning unit and an attached 9' x 12' covered area. An adorable chicken coop and enclosed pen are tucked away from the main house, adding to the property's country charm. The home features a composition roof approximately two years old, complete with extended eaves and gutters in great condition. Additional property features include an HVAC system, Wi-Fi available, and a 1,200-gallon septic tank, last pumped in November 2022 when the home had only one occupant. The property is serviced by PG&E and propane and includes a 2,500-gallon pump-saver tank. The house is also generator-ready with a switch station, providing added convenience for backup power needs. With its private hillside setting, multiple outbuildings, additional workspace, and beautiful natural surroundings, this property offers a unique opportunity to enjoy peaceful living with room to spread out and make it your own. Your private sanctuary awaits!

400 Old Prospector Trail, Mokelumne Hill

Listing courtesy of Pursuit Properties, Inc..

36 W Mendocino Avenue, Stockton
$399,000
3 Beds ⋅ 2 Baths ⋅ 1,163 SqFt. ⋅ 226127129 MLS ⋅ ACTIVE Status
There's something about a home that just feels right the moment you walk in, and this beautifully maintained Alpine Manor home is exactly that! Filled with warmth, character, and an abundance of natural light, this inviting home offers 3 spacious bedrooms, 2 bathrooms, and just under 1,200 square feet of comfortable living space. Gorgeous wood floors and large picture windows bring timeless charm to the home, while fresh interior paint and beautifully updated bathrooms add a fresh, welcoming feel. The beautifully updated kitchen thoughtfully blends modern finishes with the home's original character, creating a space that feels both stylish and inviting. Outside, the lovely yard offers a peaceful setting for morning coffee, entertaining friends, or simply unwinding at the end of the day. An oversized detached one-car garage and gated driveway provide added convenience and flexibility. Nestled in the charming Alpine Manor neighborhood and within walking distance of the University of the Pacific, the location is hard to beat! Whether you're purchasing your first home, looking to downsize, searching for a home near campus, or considering a rental or house-hacking opportunity, this property offers so many possibilities. Immaculately cared for and full of personality, this is the kind of home that makes you want to stay awhile. Come see it for yourself and fall in love!

36 W Mendocino Avenue, Stockton

Listing courtesy of PMZ Real Estate.

2489 Pepper Tree Lane, Manteca
$565,000
2 Beds ⋅ 3 Baths ⋅ 2,214 SqFt. ⋅ 226129307 MLS ⋅ ACTIVE Status
Discover the perfect blend of comfort and style at 2489 Pepper Tree Ln, Manteca, CA. This residential property is in great condition, offering an attractive living environment that serves as an ideal canvas for your daily life. Every inch of this home has been thoughtfully maintained, ensuring a welcoming atmosphere from the moment you step through the front door. The heart of the home is a kitchen designed for both culinary exploration and social connection. It features a spacious island with an integrated sink, providing a functional workspace that anchors the room. The space is further refined by a custom range hood and a convenient built-in microwave, blending utility with a polished aesthetic. Adjacent to the kitchen, the living room provides a natural gathering point, anchored by a fireplace that serves as the centerpiece for quiet evenings or relaxing weekends. The bathroom is designed for your morning and evening routines, equipped with a double vanity that offers ample space and a walk-in shower that provides a clean, modern feel. Beyond the interior, the home extends its living space outdoors. A private yard offers a personal retreat featuring lush foliage surrounding a serene koi pond, while the patio serves as an inviting area for outdoor dining or leisure. Practical needs are well-managed with a dedicated laundry room that keeps household tasks organized and out of sight. This attractive property at 2489 Pepper Tree Ln is ready to welcome you home, so contact us today to schedule your private tour. Looking forward to seeing you!

2489 Pepper Tree Lane, Manteca

Listing courtesy of Arnold Kaufman.

490 Toyanza, San Andreas
$379,000
3 Beds ⋅ 2 Baths ⋅ 1,311 SqFt. ⋅ 226122601 MLS ⋅ ACTIVE Status
490 Toyanza Drive is the kind of home where everyday living just feels easy. Tucked into a prime San Andreas location only minutes from county offices, the hospital, and local spots, this single-story ranch combines stunning foothill views with smart, real-world upgrades. Step inside to 1,311 square feet of bright, airy living space anchored by beautiful hardwood floors and updated bathrooms. For lower power bills and more comfort, this place is fully loaded: an 8.82 kW owner-owned solar system means you own your power outright with zero lease payments. Pair that with extra attic insulation, central heat and air, and a two-speed QuietCool whole-house fan, and you're set for every season. The outdoor setup is made for kicking back and taking in the scenery. The spacious backyard features brand-new redwood fencing and an expansive back deck beneath a covered aluminum patio, complete with recessed lighting and a ceiling fan for warm evening dinners. Out front, a lush green lawn sits under the shade of a grand Modesto Ash tree, all kept green by an automated drip system. Everything here was designed with practical living in mind. The attached garage has a new smart door opener, an interior 30-amp outlet, and a 50-amp RV hookup right outside. Add in a natural gas dryer hookup, basement sump pump, and a massive, clean under-house storage area for all your gear, and this move-in-ready home checks every single box.

490 Toyanza, San Andreas

Listing courtesy of RE/MAX Gold - Murphys.

5161 Doverton Drive, Stockton
$599,950
3 Beds ⋅ 3 Baths ⋅ 2,379 SqFt. ⋅ 226129106 MLS ⋅ ACTIVE Status
Discover the charm and functionality of 5161 Doverton Dr, a beautiful residential property in Stockton, CA. Located in the highly desireable Brookside Community, This attractive residence is nestled in a gated community for added security. The home features a thoughtfully designed space that prioritizes comfort and a seamless flow for everyday living. The heart of the home is the remodeled, open-plan kitchen, which integrates perfectly with the living area to create an ideal environment for hosting or relaxing. This culinary space is equipped with stone counters and a functional island featuring an integrated sink, complemented by high-end stainless steel appliances. The living room greets you at the entrance then leads you to the open family room anchored by a cozy fireplace. These large spaces combine to create the perfect setting to host large gatherings. The rich tone and texture of the wood laminate flooring creates a warm and inviting presence. It is a space designed for quiet evenings and comfortable gatherings alike. An office near the entry offers the ultimate convenience with close proximity to the front door, however, this office space can easily function as a 4th bedroom if needed. The primary bedroom is spacious and has direct access to the rear patio. It features a remodeled bathroom equipped with a double vanity and a walk-in shower and a separate tub providing a clean, efficient design for your daily routine. The other two bathrooms are remodeled as well making this home elegantly updated and ready to enjoy. The back yard provides the perfect balance of privacy and comfort complete with a large patio covering providing shade that will allow you to enjoy the serenity of the yard for the majority of the year. Lincoln Unified Schools, 2 additional bedrooms, inside laundry area, and 3 car garage completes the value. Meticulously maintained and wonderfully updated, this home has been well loved and is ready for new owners to create cherished memories here.

5161 Doverton Drive, Stockton

Listing courtesy of Sepulveda Real Estate.

1827 Tulip Court, Lodi
$690,000
3 Beds ⋅ 2 Baths ⋅ 2,279 SqFt. ⋅ 226129011 MLS ⋅ ACTIVE Status
New Price! Discover the possibilities at 1827 Tulip Court, tucked away on a cul-de-sac in Lodi's Villa Fiore community. This single-story home offers 3 bedrooms, 3 full baths, approximately 2,279 sq. ft., and a versatile layout with a private guest suite featuring its own entrance, bedroom, full bath, kitchenette, and dedicated garage. Inside, enjoy 10-foot ceilings, recessed lighting, wood-look flooring, and a spacious kitchen with abundant cabinetry, pantry, curved island, gas cooktop, double ovens, and stainless-steel appliances. The primary suite features direct backyard access, a walk-in closet, dual sinks, soaking tub, and separate glass-enclosed shower. A dedicated laundry room adds extra convenience. The oversized, fully fenced backyard is ready to enjoy, with a covered patio, pergola with caf lighting, low-maintenance landscaping, expansive concrete areas, and a circular fire-pit patio. A three-car garage, wide driveway, and paved side access offer additional parking and potential RV storage. Additional features include a whole-home water softener, Wi-Fi-enabled sprinkler controls, central heat and air, fiber-optic internet availability, and NO HOA. Conveniently located near Villa Fiore Park, shopping, downtown Lodi, local wineries, farmers markets, and Highways 99 and 12. Space, flexibility, and convenience all in one!

1827 Tulip Court, Lodi

Listing courtesy of Cornerstone Real Estate Group.

165 Bullion Hill, Valley Springs
$449,000
4 Beds ⋅ 2 Baths ⋅ 2,129 SqFt. ⋅ 226128952 MLS ⋅ ACTIVE Status
Welcome to an exceptional lifestyle of elegance, comfort, and tranquility within the highly desirable gated community of Gold Creek! Discover the perfect blend of timeless charm, refined living, and effortless sophistication in this beautifully maintained, move-in-ready single-story residence. Showcasing undeniable pride of ownership and an inviting ambiance, this remarkable home offers an exceptional opportunity to enjoy the very best of Gold Creek living.Step outside and experience your own private backyard oasis, thoughtfully designed for both grand entertaining and peaceful everyday enjoyment. Imagine hosting unforgettable gatherings beneath the stars, enjoying elegant alfresco dining, celebrating special occasions with loved ones, or savoring a quiet morning coffee surrounded by the beauty of your outdoor retreat. With generous space to entertain, unwind, and create lasting memories, this spectacular backyard is truly an extension of the home's inviting living experience.Beyond your doorstep, the prestigious gated community of Gold Creek offers an enviable, resort-inspired lifestyle. Residents enjoy exclusive access to exceptional amenities, including a sparkling community swimming pool, welcoming clubhouse, fitness center, and beautifully maintained common areas. Picturesque surroundings, peaceful neighborhood strolls, and convenient proximity to three stunning lakes further enhance the appeal of this sought-after locationWhether you're seeking an elegant primary residence, a welcoming home for family and friends, or a serene retreat to embrace your next chapter, this extraordinary single-story property delivers an exceptional combination of beauty, comfort, and lifestyle.Beautifully presented, competitively priced, and ready for its next owner, this Gold Creek gem is an opportunity you won't want to miss. Experience the charm, embrace the lifestyle, and discover the place you'll be proud to call home!

165 Bullion Hill, Valley Springs

Listing courtesy of Country Oaks Realty.

20505 State Highway 120, Escalon
$1,899,900
226127074 MLS ⋅ ACTIVE Status
Young Walnuts/Young Almonds! Set along State Highway 120 in the heart of South San Joaquin Irrigation District country, this diversified 42.51-acre orchard pairs young, productive plantings with exceptional water security and modern infrastructure. Planted between 2019 and 2022, the ranch offers a buyer the rare opportunity to step into an orchard approaching its prime earning years, with the heavy lifting of establishment already complete. The 22-acre almond block was thoughtfully designed for strong pollination and consistent yields as the trees mature. Ten acres of Independence were planted in April 2019, followed by 6 acres of Nonpareil and 6 acres of Bennett in April 2020. Complementing the almonds, 19 acres are planted to Chandler walnuts, established in two phases with ten acres in March 2021 and nine acres in April 2022. This balance of two premium crops gives the operation built-in diversification, spreading market exposure across both commodities. Water security is a defining strength of the ranch. The property draws from two dependable sources, a 50 HP agricultural well and SSJID surface water, giving the operation flexibility and resilience through every stage of the growing season. A 60 HP booster pump delivers efficient distribution across the acreage, while a solar system installed in 2020 helps offset energy costs, a meaningful advantage in today's farming economics. With young trees, dual water sources, and energy-saving improvements already in place, this Highway 120 orchard is well positioned for a grower looking to expand, an investor seeking long-term agricultural income, or a buyer who values the stability that reliable water brings to Central Valley farmland. Great Soil, Great Water!!

20505 State Highway 120, Escalon

Listing courtesy of Century 21 Select Real Estate.

12650 Platti Road, Tracy
$1,200,000
3 Beds ⋅ 2 Baths ⋅ 2,545 SqFt. ⋅ 226128842 MLS ⋅ ACTIVE Status
Step back in time on over 2 acres in Tracy, plus 2 additional vacant parcels nearby totaling 3.50 acres on the Old River, included in the sale! Originally built in Stockton circa 1895 and relocated to Tracy circa 1983 (per seller; buyer to verify), this impeccably maintained Victorian home has been preserved true to its era, from the turret, gingerbread trim, and wrought-iron fence outside to the period wallpaper, crown molding, stained glass, pocket doors, and hardwood floors inside. The main home offers 6 bedrooms and 3 full bathrooms with a formal parlor, library, office, and dining room, each finished in classic Victorian style. The updated kitchen features glass-front cabinetry, granite and butcher block countertops, and a farmhouse sink. A fully finished basement of approx. 1,360 sq ft adds a second kitchen, a built-in bar, an entertaining area, and 2 half bathrooms. Storage space is abundant throughout the main home and basement. At the back of the home, a light-filled conservatory with arched windows, skylights, and brick flooring is made for plants, hobbies, and relaxation. The attached in-law quarters (approx. 790 sq ft) include 2 bedrooms, a full bathroom, and a full kitchen, ideal for guests, a caretaker, or a private home office. The character is original, but the bones are newer than you'd expect: the home was set on a new foundation when it was relocated circa 1983, the roof was replaced approx. 2019, and the electrical, central air and heating, and plaster walls have been updated. A 60-panel owned solar system helps keep electric bills low. Outside, the grounds include manicured lawns, brick pathways, a fountain, a gazebo, and mature shade trees. Parking and storage include a 3-car attached garage, a 3-car carport, a storage shed, and a potting room. The sale also includes 2 detached vacant parcels nearby, totaling 3.50 acres on the Old River, known for largemouth and striped bass fishing. A rare offering in Tracy: an era-true Victorian on acreage, plus Old River land, where country living meets timeless craftsmanship.

12650 Platti Road, Tracy

Listing courtesy of RE/MAX Executive.

15733 Rancho Ramon Drive, Tracy
$1,199,000
4 Beds ⋅ 2 Baths ⋅ 2,401 SqFt. ⋅ 226127241 MLS ⋅ ACTIVE Status
Gorgeous Remodeled Santos Ranch Estate on 1.73 Acres! Welcome to this beautifully updated country estate offering modern luxury, a 3-car garage, and exceptional land. Freshly painted inside and out, the home features brand-new LVP flooring, stylish vinyl dual-pane windows, a new double-door entry, new doors with brushed nickel hardware, new lighting fixtures, and a newer HVAC system. Gourmet Kitchen & Living Spaces: The completely remodeled kitchen boasts custom soft-close cabinetry, quartz countertops, a large center island with pendant lighting, a new stainless sink and faucet, and new stainless steel appliancesincluding a double oven. Enjoy formal dining complete with a dedicated wine/beverage closet. The spacious living room features modern recessed lighting and a refreshed fireplace, while the cozy family room highlights a stunning floor-to-ceiling brick fireplace with a gas starter. Restful Bedrooms & Luxe Baths: The primary suite offers a private slider to the backyard, a walk-in closet, and an upgraded bath featuring a dual-sink marble vanity, walk-in stall shower with floor-to-ceiling ceramic tile, new shower doors, and a moisture-sensor fan. The hall bath has been thoughtfully remodeled with matching dual-sink marble vanities, new fixtures, and a tub/shower surround. For ultimate convenience, the home includes a spacious linen & storage room and two sets of laundry hookups (one interior hall, one in the garage). Garage, Grounds & Workshop: The renovated 3-car garage includes new insulation, garage doors, openers, outlets, a new subpanel, and a utility sink. Outside, a circular driveway with a flagpole welcomes you home. The fully fenced 1.73-acre lot boasts brand-new sod front and back, a large concrete patio, fruit trees, and a versatile shop/shed complete with a huge chicken coop. Dynamite country living at its finest!

15733 Rancho Ramon Drive, Tracy

Listing courtesy of Klemm Real Estate.

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All measurements and all calculations of area (i.e., Sq Ft and Acreage) are approximate. Broker has represented to MetroList that Broker has a valid listing signed by seller authorizing placement in the MLS. Above information is provided by Seller and/or other sources and has not been verified by Broker. Copyright 2026 MetroList Services, Inc. The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program of MetroList® MLS. All information has been provided by seller/other sources and has not been verified by broker. All interested persons should independently verify the accuracy of all information. Last updated .

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