Faris Lee Investments is pleased to present a fee simple interest in a multi-tenant value-add neighborhood retail center located on a 3.46-acre site in a dense infill submarket of Orange, California (“the Property”). The Property features prominent frontage and visibility along Tustin Street (±39,400 VPD) and is strategically positioned near the Interstate 55 corridor (±232,200 VPD), providing excellent access and exposure to both surrounding residential neighborhoods and regional employment centers. Multiple points of frontage and signage opportunities enhance tenant branding, leasing velocity, and long-term income stability. The Property is offered at a compelling basis, with an implied land value of approximately $73 per square foot and an entry price of roughly $230 per square foot—well below prevailing land values and estimated replacement cost for comparable retail construction in Orange County. This low basis provides meaningful downside protection and creates flexibility for a future owner to invest capital into façade and signage upgrades, site circulation improvements, tenant reconfigurations, and longer-term repositioning without overcapitalizing the asset. Optionality exists to reposition the site to a higher and better use, subject to zoning and market conditions. The investment is driven by near-term lease rollover and embedded rent growth. In-place rents average approximately $1.33 per square foot gross versus market rents of approximately $1.75 per square foot NNN. All leases roll within approximately three years and carry no remaining tenant options, providing ownership full control over lease economics, tenant mix, and lease structure, including the ability to convert leases to NNN and significantly grow NOI. The Property benefits from strong infill demographics and a substantial daytime population, with approximately 168,000 residents within three miles and average household incomes exceeding $152,000, along with nearly 109,000 employees supporting weekday traffic. Combined with the Property’s high-exposure location, multiple frontage and signage opportunities, and strong access, the asset is well positioned for sustained tenant demand, value-add leasing, and long-term income growth.