1473 E Washington Rd This 145.9-acre producing orchard is a solid Central Valley agricultural property with a proven mix of almonds and pistachios, located within the Merced Irrigation District, which adds meaningful long-term water reliability. The ranch is predominantly planted to almonds, with established blocks dating back to 2004 and an additional 12.9 acres planted in 2017. Almond varieties include Nonpareil, Monterey, Carmel, and Wood Colony, offering a balanced production profile with thoughtful spacing that allows for efficient equipment access and orchard management. Approximately 14 acres are planted to Golden Hills pistachios with Orandi male pollinizers, established in 2016 and laid out to support continued production. The property is well supported by existing irrigation infrastructure, including agricultural wells, a reservoir, and filtration systems that serve both crops and streamline ongoing operations. The ranch consists of three parcels totaling 145.9 acres, and buyers are encouraged to verify acreage as part of their due diligence. As with all California farmland, the property is subject to Sustainable Groundwater Management Act regulations, which may affect future groundwater pumping. Buyers should independently confirm water availability, usage rights, and any current or future restrictions. Overall, this is a well-established almond and pistachio ranch in a strong farming area, well suited for growers or investors seeking productive land with infrastructure already in place.