Excellent opportunity to obtain a large contiguous tract of land with reliable and affordable water. 166.57 gross acres along the northern bank of the Tuolumne River, in the productive growing region west of Modesto. 146.0 net farmable acres of Chandler walnuts planted with 25'x20' spacing; 27.0 acres of 3rd leaf, 35.0 acres of 6th leaf, 50.0 acres of 8th leaf and 34.0 acres of 14th leaf. Appropriative riparian rights to the Tuolumne River, two permitted ag wells (one inactive) and surface water from MID on northernmost portion of subject. Water reservoir on north-east parcel. Irrigation is via flood with a 40 HP slant pump situated on southeastern point along the Tuolumne River to distribute water throughout the subject. Older Dwelling, currently not in livable condition, wooden barn and freestall barn. Domestic well for dwelling. Utilities provided by MID. Enrolled in the Williamson Act. Valuable property in a productive region for tree nuts, crop farming & dairy operations.