New to Market in Fashion Island: Once in a Lifetime Medical/Office Opportunity| Newport Beach, CA

Consistent Demand | The Property has been 100% occupied in 20 of the past 31 years, including every year from 2014 through 2021 and 2023 through 2025, and has averaged 97.0% occupancy since 1996.

Boutique Suite Mix | Nineteen suites averaging approximately 1,100 sq. ft. match the footprint today’s
independent physicians and specialists prefer, broadening the pool of replacement tenants and keeping downtime short.

Medical Concentration | Approximately 84% of leased area is occupied by medical, wellness and aesthetics users, including facial plastic surgery, dermatology, family and internal
medicine, neurology, psychiatry and chiropractic care.

Established Medical Corridor | San Miguel Drive is home to a dense concentration of medical office
buildings, including a Hoag Medical Group location and an urgent care center across the street at 360 San Miguel Drive, reinforcing the corridor’s identity as a destination for specialty and primary care.

HOAG Connections | The Property sits a short drive from Hoag Hospital Newport Beach, which U.S. News
& World Report has named the best hospital in Orange County nine years running. Several tenants, including
Drs. McClung, Daneschvar and Sandhu, appear in Hoag’s physician directory or maintain Hoag affiliations.

Lifestyle Setting | Fashion Island’s shops, restaurants and hotels are a short walk away, and Pacific Coast
Highway, State Route 73 and John Wayne Airport are all within a short drive.

Mark-to-Market Potential | Tenants pay roughly half of what CBRE considers market rent today. Bringing every suite to market would lift net operating income from approximately $620,000 in place to an estimated $1.4 million in year 5, according to CBRE estimates.

Near-Term Repricing or Occupancy Potential | Roughly 45% of the building’s area is scheduled to expire by year-end 2028, giving a new owner an early opportunity to reset rents through renewals and re-leasing. A 1,260-sq. ft. ground-floor suite is available for immediate lease-up. This flexibility also creates a path of occupancy for an owner-user looking to solidify a rare footprint in Fashion Island.