Calling all investors/handyman. This single family home in French Camp has a lot of potential. Two bedrooms, one bath on a large lot is just waiting for a new owner. It has been vacant for some time now and is a fixer but has good bones. The seller is selling as is.
Single-familyProperty Type
1961Year Built
0.39 acresLot Size
$284Est. Price/Sq.Ft.
Listed by Mitch Biddle•DRE #01310010• Grupe Real Estate
Bought with Indalecio Del Real•DRE #01745071• PMZ Real Estate
Berkshire Hathaway Home Services Elite Real Estate
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Refinance
$0
Est. cash available
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Rent
$2,495/mo
Redfin rental estimate
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Market trends in 95231, CA
Last updated August 2026
Sale-to-List Price
96.4%
0.0% MoM
Median sale price
$538K
$0 MoM
Avg. days on market
4d
0 days MoM
Recently sold homes
1
0 MoM
Provided by Redfin
Sale history for 481 E Watters
Date
Event
Price
Public Records
Mar 30, 2017
Sold
$160,000
$173/sq ft
Public Records
Dec 23, 2016
Sold
$125,000
$135/sq ft
Year
Property tax
Land + Additions
Assessment*
2025
$2,798 (+9.4%)
$71,024 + $153,193
$224,217
2024
$2,558 (+3.5%)
$69,632 + $150,190
$219,822
2023
$2,473 (+1.4%)
$68,267 + $147,246
$215,513
2022
$2,438 (+1.1%)
$66,929 + $144,359
$211,288
2021
$2,413 (+6.3%)
$65,617 + $141,529
$207,146
2020
$2,269 (−0.9%)
$64,331 + $138,754
$203,085
2019
$2,289 (+18.7%)
$63,672 + $137,332
$201,004
2018
$1,928 (+27.4%)
$62,424 + $134,640
$197,064
2017
$1,513 (+205.1%)
$70,000 + $55,000
$125,000
2016
$496 (+11.5%)
$70,000 + $55,000
$125,000
2015
$445 (+6.0%)
$8,757 + $31,843
$40,600
2014
$420 (−9.1%)
$8,456 + $30,750
$39,206
2013
$462 (+1.9%)
$8,456 + $30,750
$39,206
2012
$453 (+2.5%)
$8,418 + $30,611
$39,029
2011
$442 (+11.5%)
$8,253 + $30,011
$38,264
2010
$397 (+0.2%)
$8,091 + $29,423
$37,514
2009
$396 (+2.7%)
$8,031 + $29,203
$37,234
2008
$386
$8,050 + $29,272
$37,322
Tax history for 481 E Watters
Year
Property tax
Land + Additions
Assessment*
2025
$2,798 (+9.4%)
$71,024 + $153,193
$224,217
2024
$2,558 (+3.5%)
$69,632 + $150,190
$219,822
2023
$2,473 (+1.4%)
$68,267 + $147,246
$215,513
2022
$2,438 (+1.1%)
$66,929 + $144,359
$211,288
2021
$2,413 (+6.3%)
$65,617 + $141,529
$207,146
2020
$2,269 (−0.9%)
$64,331 + $138,754
$203,085
2019
$2,289 (+18.7%)
$63,672 + $137,332
$201,004
2018
$1,928 (+27.4%)
$62,424 + $134,640
$197,064
2017
$1,513 (+205.1%)
$70,000 + $55,000
$125,000
2016
$496 (+11.5%)
$70,000 + $55,000
$125,000
2015
$445 (+6.0%)
$8,757 + $31,843
$40,600
2014
$420 (−9.1%)
$8,456 + $30,750
$39,206
2013
$462 (+1.9%)
$8,456 + $30,750
$39,206
2012
$453 (+2.5%)
$8,418 + $30,611
$39,029
2011
$442 (+11.5%)
$8,253 + $30,011
$38,264
2010
$397 (+0.2%)
$8,091 + $29,423
$37,514
2009
$396 (+2.7%)
$8,031 + $29,203
$37,234
2008
$386
$8,050 + $29,272
$37,322
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Public record
Zoning
Beds
3
Baths
2
Stories
1
Lot width
—
Lot depth
—
Lot size
0.4 Acres
Year renovated
—
Sq. Ft.
1,325
Year built
1961
Style
Single Family Residential
County
San Joaquin County
APN
19328044
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 6, 2026.
R-VL
Very Low Density Residential Zone
The Very Low Density Residential Zone provides a transition from agricultural and rural to urban areas by allowing for detached, single-unit dwellings and bungalow courts on large lots located in areas with existing large-lot development, within communities around sensitive natural resources, or on the urban fringes around cities. This zone implements the Very Low Density Residential land use designation of the General Plan.
Permitted uses
Include but are not limited to:
Garden center
Housing-Single unit
Housing-Senior
Infrastructure
Agriculture-Cropland
Property details
Interior
Bathroom Information
# of Bathrooms (Full): 1
Other Bathroom Features: Tub
Bedroom Information
# of Bedrooms (Total): 2
Heating & Cooling
Cooling: None
Heating: Wood Stove
Interior Features
Flooring: Carpet, Laminate
Laundry Features: Inside Area
Window Features: Dual Pane Full
# of Stories: 1
Room Information
Room Type: Baths Other
Dining Room Features: Space in Kitchen
Exterior
Exterior Features
Allows Horses: No
Roof: Flat
Pool Information
Has Private Pool: No
Has Spa: No
Property Information
Property Type: Residential
Property Sub Type: Single Family Residence
Property Condition: Fixer
Year Built: 1,961
Lot Information
Lot Size Square Feet: 16,988
Lot Size Acres: 0.39
Utilities
Utility Information
Sewer: Septic System
Irrigation Source: None
Water Source: Well
Location
HOA Information
Association YN: No
School Information
School District County: San Joaquin
Elementary School District: Manteca Unified
Middle Or Junior School District: Manteca Unified
High School District: Manteca Unified
Location Information
Postal Code: 95231
County Or Parish: San Joaquin
CrossStreet: McKinley
Directions: From Roth Rd turn north on McKinley then East on E Watters.
State Or Province: CA
Street Dir Prefix: E
Street Number Numeric: 481
Unparsed Address: 481 E Watters, French Camp, CA 95231
Street Address Filtered: 481 E Watters
Community Information
Senior Community YN: No
Public facts
Beds: 3
Baths: 2.0
Sq. Ft.: 1,325
Stories: 1.0
Lot Size: 0.4 acres
Style: Single Family Residential
Year Built: 1961
Year Renovated: —
County: San Joaquin County
APN: 19328044
Home facts updated by county records on Aug 6, 2026
Other
Selling Agent
Buyer Agent Full Name: Indalecio Del Real CRS
Around this home
Schools
French Camp Elementary School
Public K-8 • Assigned • 1.6mi
3/10
East Union High School
Public 9-12 • Assigned • 3.5mi
4/10
Provided by GreatSchools
Lifestyle
Provided by Walk Score and Local Logic
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
1/10 Fire Factor
Unlikely to be in a wildfire in next 30 years
7/10 Heat Factor
7 days above 103° expected this year, 15 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
10/10 Air Factor
25 unhealthy days expected this year, 26 days in 30 years
Provided by First Street
Historical weather
French Camp, CA • 95231
Average low and high temperatures (°F)
59
40
64
45
72
50
74
50
82
55
89
59
90
60
93
63
89
62
79
56
63
47
55
44
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 13.1 hours in
June and 4.6 hours in December, placing it above the
U.S. average for solar exposure.
13.1 hrs
4.6 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$250,000 – $303,000
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