Fountain Valley
Estate
A rare contemporary residence steps from the UCI Health campus. 4 bedrooms, 2,288 sq ft, and significant investment upside in Orange County's most resilient market.
July 17, 2026
10:00 AM PT · Live / Online Hybrid
Starting Bid $1,050,000 · No Reserve
A Sanctuary of
Refined Living
Nestled in a quiet cul-de-sac in Fountain Valley, 17230 San Lorenzo Circle is a two-story contemporary home offering 2,288 square feet of thoughtfully designed living space. Built in 1971 and maintained in “Good” condition, the property features four bedrooms, 3.5 bathrooms, a marble-appointed kitchen with a dramatic island, and an attached two-car garage.
The property sits on a 5,400 sq ft lot (APN 141-052-32) in Tract 6692, Lot 41, currently held in the Heller & Phan 2022 Family Trust. With a 2024 assessed value of $420,432 and an estimated market value of $1,497,000, the asset represents a compelling price-appreciation play in one of Orange County's most resilient residential markets.
“When comfort wears sophistication in every detail.”
Features & Amenities
Contemporary Architecture
Two-story contemporary design built in 1971 with clean exterior lines and modern updates throughout.
Central HVAC System
Full central heating and air-conditioning system serving the entire 2,288 sq ft of living space.
Attached 2-Car Garage
440 sq ft attached garage with ADU-conversion potential under California state law.
Good Condition Rating
Professionally rated “Good” quality and condition — no immediate major capital expenditures required.
Covered Patio
Outdoor covered patio area perfect for California indoor-outdoor living and entertaining.
Premier Neighborhood
Mid-block position on a quiet cul-de-sac within a top-rated Fountain Valley school district community.
The Estate Gallery
3D Virtual Tour Available
Explore every room in immersive 3D — including dollhouse view and floor plan.
A Core Appreciation Play
in Orange County
With a 92/100 valuation-confidence score and 19% appreciation over 24 months, the property represents a stable, data-backed investment in one of Southern California's most resilient residential markets.
$1,497,000
Estimated Market Value
CoreLogic / RPR estimate
19%
24-Month Appreciation
Orange County metro avg.
2.7%
Current Cap Rate
Appreciation-focused asset
$5,252/mo
Estimated Rental Value
Primary residence as-is
Luxury Modernization
A $125,000 open-concept kitchen refresh and smart-home integration could push realized market value beyond $1,850,000 — targeting the executive demographic from the adjacent UCI Health campus.
ADU Densification
Adding a detached 600 sq ft ADU ($200K investment under California SB 9 legislation) could increase projected value to $1,950,000 and generate $3,250/month in combined rental income.
~200
Yards · Walking
Adjacent to a
$4B Healthcare Hub
The UCI Health — Fountain Valley campus is undergoing a multi-billion-dollar expansion, transforming the neighborhood into a modernized healthcare and high-density residential hub. This proximity creates sustained demand from medical professionals seeking a private retreat within walking distance of work.
35/100
Crime Risk Score
Safer than 65% of U.S. neighborhoods
A+
School Rating
Fountain Valley High School
19%
Home Appreciation
Over the last 24 months
10/10
Market Rank
Median home-value resilience
Transparent Bidding.
True Market Value.
Following two canceled listings in 2025 at the $1.6M price point, this property will be sold via a transparent, no-reserve bid-to-buy hybrid auction — designed to achieve a true market-clearing price. Starting bid: $1,050,000. No reserve — the property sells to the highest qualified bidder.
Auction Date
July 17, 2026
Starting Bid
$1,050,000
Format
Live / Online Hybrid
Deposit
5% of Purchase Price
Auction scheduled for July 17, 2026 · Register now to secure your spot.
Register & Verify
Complete KYC registration and submit proof of funds to receive your bidder paddle.
Due Diligence
Review the full document package, inspection reports, and title preliminary.
Bid Live
Participate on auction day in person or online via the secure bidding platform.
Close
Winning bidder signs the purchase agreement; 30-day standard escrow close.
Ready to Take the Next Step?
Schedule a live call with our listing broker or request the full information package — including disclosures, inspection reports, and the complete investment analysis.