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Real Manteca country for $299K
Includes 10.7 acres with 8-year-old modular home
The pond is deep enough for swimming and fishing. - photo by DENNIS WYATT
What passes for affordable country property sometimes is laughable.

Homes often sit on 1.5 acres - an area that would typically accommodate seven homes in developed portions of cities like Manteca. And normally you won’t find just one such country home but seven or eight clustered together. True, you’ve got more space but you still have neighbors essentially on top of you.

To afford more space you often had to pay hundreds upon hundreds of thousands dollars more for 10 or 20 acre parcels.

That is one of the things that makes Re/Max Executive Realtor Cheryl McFall’s offering at 30601 Two Rivers Road a true deal with 10.7 acres and a modular home built in 2002 all for $299,000.

There is nothing wrong with the property. The owners have equity and they want to move. But because FHA requires comparables - and there are none for the 1,248 square feet modular home within the mandated distance - for an appraisal. As such, the property and home has to go conventional with a 20 percent down payment. Given the vast majority of the buyers that have been interested in the property have to go FHA, the sellers decided to price it to the point that someone who doesn’t need an FHA loan would be enticed to making the move into the country.

The closest home is a quarter of a mile away. The property is in a pocket area near the confluence of the San Joaquin and Stanislaus rivers. Dozens of California pepper trees that never lose their leaves provide a privacy shield from the lightly traveled Two Rivers Road. Across the street are the well groomed vineyards of McManis Winery. Additional vineyards are to the north and east while the tree-line of the Stanislaus River is to the south. Since there are no orchards - just vineyards and crop land - there are spectacular sunrises from over the Sierra visible from the back porch and stunning sunsets over the Coastal Ranges from the front porch.

Manteca area residents who understand flooding concerns will appreciate how the home was placed in 2002. The owners excavated an area as a pond and used the dirt to create a natural looking rise in the land and not the house-on-a-mound look that others have done to get out of the flood level in the event of another levee break. That means the house and other improvements will always be high and dry with the added bonus of a large pond complete with dock.

The pond is a favorite stop for migrating ducks and geese.

The modular home has an open feeling. It features three bedrooms and two bathrooms. The living area has a skylight while the kitchen has a breakfast bar in addition to a separate dining area.

The current owners have horses and raise hay on part of the acreage.

McFall notes that there is adequate land to meet county requirements to board horses. The other advantage the property has is for those who are looking toward building their dream home in the country. While the modular is nice and in excellent shape as it now stands, McFall noted buyers could build a custom home eventually while living in the existing home. At some point down the road they could also rent out the current home.

The property is located about eight miles south of Manteca, making it about 15 minutes or less from shopping. It is also with the attendance of Manteca Unified country school - Nile Garden - that consistently has either the top or second highest state test scores in the district.

To contact McFall call 239-7653.