Prime OC User or Redevelopment Site
Expiring Ground Lease w/ No Options | +/- 2.84 acres
Marketing description
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This ±2.84-acre Fountain Valley site represents one of the last remaining large, contiguous redevelopment parcels in a highly supply-constrained, coastal-adjacent Orange County submarket, offering both covered land income today and substantial long-term upside. Strategically located diagonally across from MemorialCare Orange Coast Medical Center and fronting the 405 Freeway, the property benefits from strong demographics, a dense daytime population, exceptional visibility, and immediate freeway access.
The property is currently improved with a restaurant and a medical/dental office building which have both generated stable cash flow for decades. The existing ground lease expires in 2027, providing near-term optionality to operate, reposition, or redevelop the site with in-place income helping to offset holding costs. The property benefits from flexible zoning, an infill location, expressed City support for potential hotel development, and medical office use permitted by right.
Investment highlights
Rare ±2.84 -Acre Infill Development Site
One of the last remaining large, contiguous commercially zoned parcels of its kind in Fountain Valley.
Exceptional Freeway Visibility & Regional Connectivity
Prominent exposure and immediate access to the I-405 Freeway, providing efficient connectivity throughout Orange County and into Greater Los Angeles.
Premier Medical & Professional Services Location
Located catty-corner to MemorialCare Orange Coast Medical Center, a 260-bed, non-profit hospital with emergency, surgical, neuroscience, breast center, and affiliated medical office uses.
Affluent Demographics & Strong Daytime Population
High household incomes, elevated home values, and a significant concentration of medical and professional employment support durable long-term demand.
Reversionary Upside Through Market Recapture
Ability to recapture the site at full fair-market value upon lease expiration, while providing owner-users the opportunity to occupy, expand, or redevelop the property to suit long-term operational needs.
Multiple High-Value Development & Use Scenarios
Potential for ground-up hotel development, medical campus expansion or other commercial uses, subject to zoning and entitlements.
Coastal-Adjacent, High-Barrier-to-Entry Submarket
Minutes from Huntington Beach, Costa Mesa, John Wayne Airport, and major Orange County employment centers within a mature, land-constrained market.
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