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North Tower 500 S Main St 161,747 SF 99% Leased 4-Star Office Building Orange, CA 92868 For Sale

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Investment Highlights

Core-Plus Office Asset with Durable Income and Embedded Upside
Significant Government and Credit Tenancy Provides Income Stability

Strong Historical Occupancy Performance
Strong Parking Ratio + Campus-Style Access

Executive Summary

BEST-IN-MARKET OFFICE OPPORTUNITY | 43% OF RBA GOVERNMENT CREDIT WITH STRONG WALT
+ Core-Plus Office Asset with Durable Income and Embedded Upside
500 South Main Street offers investors the opportunity to acquire a highly leased, institutionally maintained Class A office tower with stable in-place cash flow and multiple avenues for long-term NOI growth. The Property is currently approximately 99% occupied with a weighted average lease term of ±5.0 years, providing near-term income visibility while allowing future mark-to-market opportunities through scheduled lease roll and rental rate growth.
+ Strong Historical Occupancy Performance
Since 2007, the Property has averaged an occupancy rate of more than 94%, significantly higher than the submarket’s average occupancy for the period.
+ Significant Government and Credit Tenancy Provides Income Stability
Approximately 43% of the Property’s rentable area is leased to the County of Orange, delivering a highly durable, recession-resistant income stream. The Orange County Assessor occupies a substantial and expanding footprint with lease terms extending into 2034, reinforcing long-term cash flow certainty. Additional credit tenancy includes U.S. Bank and established healthcare and professional service users, creating a diversified and defensive rent roll.
+ Irreplaceable Location in Orange County’s Premier Medical Corridor
The Property occupies a full city block directly adjacent to CHOC Children’s Hospital and Providence St. Joseph Medical Center, placing it at the heart of Orange County’s premier healthcare and employment corridor. This location supports sustained demand from medical, healthcare-adjacent, and professional tenants and provides defensive leasing characteristics through economic cycles.
+ LEED Silver & Energy Star Certified – Lower Operating Risk
500 South Main Street is LEED Silver and Energy Star certified, supporting operating efficiency, tenant retention, and long-term competitiveness. Sustainable design and modern building systems help mitigate operating expense growth and enhance tenant demand in an increasingly ESG-conscious investment environment.
+ Strong Parking Ratio + Campus-Style Access
The Property offers a ±4.0:1,000 parking ratio, including a dedicated parking structure, a meaningful competitive advantage in Central Orange County. Full-block site control provides excellent ingress/egress and visibility along the Garden Grove (22) Freeway.

Property Facts

Sale Type

Investment

Property Type

Office

Building Size

161,747 SF

Building Class

LoopNet Rating

4 Star

Year Built/Renovated

1962/2009

NOI

$5,942,658 CAD

Percent Leased

99%

Tenancy

Multiple

Building Height

12 Stories

Typical Floor Size

13,479 SF

Slab To Slab

11’

Building FAR

1.24

Lot Size

2.99 AC

Zoning

C2 - Commercial

Courtyard
Food Service

Property Manager on Site
Energy Star Labeled

Wheelchair Accessible
Car Charging Station

Air Conditioning

Gold

LEED certification is a globally recognized symbol of sustainability achievement.

LEED Certification Developed by the U.S. Green Building Council (USGBC), the Leadership in Energy and Environmental Design (LEED) is a green building certification program focused on the design, construction, operation, and maintenance of green buildings, homes, and neighborhoods, which aims to help building owners and operators be environmentally responsible and use resources efficiently. LEED certification is a globally recognized symbol of sustainability achievement and leadership. To achieve LEED certification, a project earns points by adhering to prerequisites and credits that address carbon, energy, water, waste, transportation, materials, health and indoor environmental quality. Projects go through a verification and review process and are awarded points that correspond to a level of LEED certification: Platinum (80+ points) Gold (60-79 points) Silver (50-59 points) Certified (40-49 points)

Administrative and Support Services
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Amergis is a privately held staffing and workforce solutions company serving healthcare, education, and government organizations across the United States. The company was founded in 1988 and is headquartered in Columbia, Maryland. Formerly known as Maxim Healthcare Staffing, the organization rebranded as Amergis in 2024 to distinguish its operations from related healthcare service entities and to reflect an expanded scope beyond traditional healthcare staffing. Amergis provides staffing services for nurses, allied health professionals, behavioral health specialists, educators, locum tenens providers, and medical coding professionals. In addition to talent placement, the company offers workforce management and technology-enabled staffing solutions designed to support hospitals, school systems, government programs, correctional facilities, and managed care organizations. Its services span short-term, long-term, and contract staffing arrangements.