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.