16111 Harbor Blvd
Fountain Valley, CA 92708
Curacao · Retail Property For Sale

Newmark has been exclusively retained to offer for sale the fee-simple interest in the ±103,000-square-foot, single-tenant Curacao located at 16111 Harbor Boulevard in Fountain Valley, California. The property is offered at $19,160,000, or $186 per square foot, representing a 7.75% capitalization rate on total net operating income of $1,484,728. The asset is leased to ADIR International, LLC dba Curacao — a corporate lease entity with no franchise or subsidiary structure — with approximately 7.3 years of term remaining through October 31, 2033, followed by two (2) five-year renewal options. Base rent is $1,442,000, or $14.00 per square foot, established under the Sixth Lease Amendment executed May 12, 2026, and escalates 1.5% annually with the next increase in November 2027. The lease is structured on a NN basis, with the landlord responsible only for roof, structure, and foundation, and the tenant carrying taxes, insurance, and the balance of operating expenses. An additional $42,728 of annual income is generated by a freestanding cell tower license with American Tower Corporation (NYSE: AMT) — an investment-grade REIT rated Baa2 by Moody's and BBB+ by both S&P and Fitch — which is NNN to the landlord and escalates 3% annually, creating a fully passive secondary income stream from a freestanding tower located behind the building.
The real estate is the story here. Curacao has operated continuously at this location since November 2006 — nearly twenty years of demonstrated store-level commitment — and the site sits on ±6.07 acres of fee-simple land fronting Harbor Boulevard, a six-lane divided major arterial carrying ±42,292 vehicles per day. The store draws from an exceptionally dense and affluent Orange County trade area: 235,841 residents within three miles and 662,589 within five miles, with 2026 average household income of $141,172 at one mile and $153,393 at five miles. Trade-area performance is verifiable and improving — Placer.ai recorded 282.8 thousand visits over the trailing twelve months ended July 2026, a 14.6% increase year over year, drawn from 113.1 thousand unique visitors averaging 32 minutes of dwell time and a visitor median household income of $89,900. The immediate corridor is anchored by Walmart, Ross Dress for Less, Planet Fitness, Walgreens, Dollar Tree, Northgate Market, and El Super, and the property sits ±2.7 miles from Hyundai Motor America's North American headquarters, ±3.2 miles from downtown Santa Ana, and ±3.8 miles from South Coast Plaza — the highest-grossing shopping center in the United States at ±2.8 million square feet. At $186 per square foot, the offering is priced meaningfully below the cost to replace the improvements, let alone reproduce the land, in one of the most supply-constrained retail markets in the country.