Welcome to 9962 Bell Dr. in Atwater - 116.4 acres of Atwater's best and most versatile farm ground. This ranch boasts 115 acres of mature almonds with a three year production average of 2,176 lbs/ac, 100% Atwater sandy soils, MID class I water, an irrigation well producing over 900 GPM per recent test, micro-sprinkler & flood irrigation, as well as a 12,000 sqft. cooled storage building built in 2020 ideal for storing sweet potatoes. The almonds were planted in 2002 on Brights Hybrid & Viking rootstocks on a 20x17 tree spacing with 50% Nonpareil, 25% Carmel, and 25% Price varieties. This ranch can continue to be farmed in almonds or used for tax benefits and planted into another crop. This is an excellent opportunity to own a large tract of land with long term water security, multiple uses and many potential streams of income. Seller financing available for qualified buyer.