Great opportunity to buy this updated 3 Bedroom, 2 Bath home on 1.5 Acres. Features nice kitchen with island, living room, family room in old garage, and detached 2 car garage. Older outbuildings could be used for many uses. Nice and private this offers plenty of space and nice house to start out with. Come take a look! Deals like this do not last!
Single-familyProperty Type
1979Year Built
1.49 acresLot Size
$308Est. Price/Sq.Ft.
3 car garageParking
Listed by Becky Reeves•DRE #01364162• Reeves Realty
Listed by Josh Reeves•DRE #01357803• Reeves Realty
Bought with Fernando Suarez•DRE #01227691• Berkshire Hathaway HomeServices-Drysdale Properties
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Earn from this home
Sell
$361,163
Est. take-home
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Refinance
$0
Est. cash available
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Rent
$2,736/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 550 E Watters Rd
Date
Event
Price
Public Records
Feb 16, 2007
Sold
$619,000
$374/sq ft
Public Records
Dec 30, 1999
Sold
$185,000
$112/sq ft
Year
Property tax
Land + Additions
Assessment*
2025
$4,042 (+2.8%)
$157,612 + $197,017
$354,629
2024
$3,931 (+4.3%)
$154,522 + $193,154
$347,676
2023
$3,770 (+1.4%)
$151,493 + $189,367
$340,860
2022
$3,718 (+1.1%)
$148,523 + $185,654
$334,177
2021
$3,678 (+4.1%)
$145,611 + $182,014
$327,625
2020
$3,533 (+1.3%)
$142,756 + $178,446
$321,202
2019
$3,487 (+1.3%)
$141,293 + $176,617
$317,910
2018
$3,441 (+1.5%)
$138,523 + $173,154
$311,677
2017
$3,391 (+2.4%)
$133,145 + $166,431
$299,576
2016
$3,310 (+0.6%)
$133,145 + $166,431
$299,576
2015
$3,290 (+19.2%)
$130,535 + $163,169
$293,704
2014
$2,761 (+12.3%)
$113,000 + $141,000
$254,000
2013
$2,458 (+4.9%)
$113,000 + $141,000
$254,000
2012
$2,344 (+0.1%)
$68,000 + $158,000
$226,000
2011
$2,341 (−19.5%)
$53,000 + $162,000
$215,000
2010
$2,908 (−0.4%)
$53,000 + $162,000
$215,000
2009
$2,918 (−44.6%)
$119,716 + $149,645
$269,361
2008
$5,263
$120,000 + $150,000
$270,000
Tax history for 550 E Watters Rd
Year
Property tax
Land + Additions
Assessment*
2025
$4,042 (+2.8%)
$157,612 + $197,017
$354,629
2024
$3,931 (+4.3%)
$154,522 + $193,154
$347,676
2023
$3,770 (+1.4%)
$151,493 + $189,367
$340,860
2022
$3,718 (+1.1%)
$148,523 + $185,654
$334,177
2021
$3,678 (+4.1%)
$145,611 + $182,014
$327,625
2020
$3,533 (+1.3%)
$142,756 + $178,446
$321,202
2019
$3,487 (+1.3%)
$141,293 + $176,617
$317,910
2018
$3,441 (+1.5%)
$138,523 + $173,154
$311,677
2017
$3,391 (+2.4%)
$133,145 + $166,431
$299,576
2016
$3,310 (+0.6%)
$133,145 + $166,431
$299,576
2015
$3,290 (+19.2%)
$130,535 + $163,169
$293,704
2014
$2,761 (+12.3%)
$113,000 + $141,000
$254,000
2013
$2,458 (+4.9%)
$113,000 + $141,000
$254,000
2012
$2,344 (+0.1%)
$68,000 + $158,000
$226,000
2011
$2,341 (−19.5%)
$53,000 + $162,000
$215,000
2010
$2,908 (−0.4%)
$53,000 + $162,000
$215,000
2009
$2,918 (−44.6%)
$119,716 + $149,645
$269,361
2008
$5,263
$120,000 + $150,000
$270,000
*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
1.49 Acres
Year renovated
—
Sq. Ft.
1,656
Year built
1979
Style
Single Family Residential
County
San Joaquin County
APN
19335002
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
Parking
Parking & Garage Information
Garage Spaces: 3
Parking Features: Detached
Interior
Bathroom Information
# of Bathrooms (Full): 2
Master Bathroom Features: Tub
Other Bathroom Features: Tub w/Shower Over
Bedroom Information
# of Bedrooms (Total): 3
Heating & Cooling
Cooling: Ceiling Fan(s), Central
Heating: Central
Interior Features
Appliances: Dishwasher, Electric Cook Top
Flooring: Carpet, Tile, Wood
Laundry Features: Inside Area
Room Information
Room Type: Baths Other, Family Room, Master Bathroom
Kitchen Features: Tile Counter, Island
Dining Room Features: Space in Kitchen
Exterior
Exterior Features
Allows Horses: No
Roof: Composition
Pool Information
Has Private Pool: No
Has Spa: No
Property Information
Property Type: Residential
Property Sub Type: Single Family Residence
Subtype Description: Detached
Year Built: 1,979
Lot Information
Lot Features: Shape Regular
Lot Size Square Feet: 64,904
Lot Size Acres: 1.49
Lot Size Dimensions: 0x0
Utilities
Utility Information
Utilities: See Remarks
Sewer: See Remarks
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 Plus 4: 9713
Postal Code: 95231
County Or Parish: San Joaquin
CrossStreet: McKinley Ave
Directions: Roth Rd to McKinley to Watters Rd
State Or Province: CA
Street Dir Prefix: E
Street Number Numeric: 550
Unparsed Address: 550 E Watters Rd, French Camp, CA 95231-9713
Community Information
Senior Community YN: No
Public facts
Beds: 3
Baths: 2.0
Sq. Ft.: 1,656
Stories: 1.0
Lot Size: 1.49 acres
Style: Single Family Residential
Year Built: 1979
Year Renovated: —
County: San Joaquin County
APN: 19335002
Home facts updated by county records on Aug 6, 2026
Other
Selling Agent
Buyer Agent Full Name: Fernando Suarez
Around this home
Schools
French Camp Elementary School
Public K-8 • Assigned • 1.7mi
3/10
East Union High School
Public 9-12 • Assigned • 3.4mi
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
3/10 Fire Factor
0.15% chance of being in a wildfire in next 30 years
7/10 Heat Factor
7 days above 103° expected this year, 16 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
$485,000 – $586,000
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