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Park View Estates Assisted Living & Memory Care
Assisted Living & Memory Care · Fountain Valley, CA
Exterior view of Park View Estates Assisted Living Exterior view of Park View Estates with outdoor seating area Exterior view of Park View Estates Assisted Living facility Interior view of a cozy movie room with seating Brightly decorated private room with a bed Common area with seating and bookshelves Modern common area with seating and artwork

Park View Estates Assisted Living & Memory Care

Assisted Living & Memory Care · Fountain Valley, CA
11360 Warner Ave, Fountain Valley, CA 92708 View map Calculator: See prices in your area
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Overview of Park View Estates Assisted Living & Memory Care

Operated by Fountain Valley Opco LLC and Sunshine Retirement Et Al, Park View Estates Assisted Living & Memory Care is a senior living community in Fountain Valley, California, offering assisted living and memory care in one location. Maria Arriaga serves as the administrator. The two-story community has been serving residents for 5 years and offers studio, one-bedroom, and two-bedroom suites.

With 170 beds, Park View Estates is one of the larger senior living communities in the area. The community currently has 154 occupied beds, resulting in an occupancy rate of 91%. The community’s assisted living and memory care allow residents to remain in the same community if their care needs change.

The neighborhood has a Walk Score of 56, making it moderately walkable. Some nearby shops and services can be reached on foot, while most trips require a car. Residents who enjoy getting outside independently may want to consider how the surrounding area fits their daily routine.

State inspections conducted by the California Department of Social Services have addressed topics including staff response times to resident call systems, documentation related to resident care, and building maintenance, including elevator upkeep. Families touring Park View Estates Assisted Living & Memory Care should ask how these areas are being today.

Facility Direct Line (714) 702-1235
Facility Direct Line (714) 702-1235
Bed community size
170-bed community Rank #256 / 1644Bed count — State benchmarkedThis home is ranked 256th out of 1644 homes in California for bed count. Shows this facility's certified or reported bed count compared to other California facilities. Larger communities may offer more amenities, programs, and on-site services for residents and families.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
A large-scale community that may provide a wide range of amenities, services, and structured programs.
Years in operation
5 years in operation Rank #996 / 1497Years in operation — State benchmarkedThis home is ranked 996th out of 1497 homes in California for years in operation. Shows how long this facility has been in operation compared to other California facilities. Longer operating histories may benefit residents, families, and staff.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
An established community with some operational experience and growing routines.
Walk Score
Walk Score: 56 / 100 Rank #1178 / 2087Walk Score — State benchmarkedThis home is ranked 1178th out of 2087 homes in California for walk score. Shows how walkable this facility's neighborhood is compared to the average walk score across California facilities. Higher scores benefit residents, families, and staff.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Moderately walkable. Some errands can be accomplished on foot, with a mix of nearby amenities.

About this community

Occupancy

Occupancy rate
91%
Rank #328 / 1492Occupancy rate — State benchmarkedThis home is ranked 328th out of 1492 homes in California for occupancy. Shows this facility's occupancy rate versus the California average, with its Statewide rank out of 1492. Higher occupancy signals strong local demand and financial stability.Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Higher than the California average: 72.8%
Occupied beds
154 / 170
Average occupied beds in California homes 87 beds

License Details

Facility TypeResidential Care Elderly
IssuanceJanuary 20, 2021
CountyOrange

Ownership & Operating Entity

Park View Estates Assisted Living & Memory Care is legally operated by Fountain Valley Opco LLC and Sunshine Retirement Et Al, and administered by Maria Arriaga.

Contact Park View Estates Assisted Living & Memory Care

Inspection History

In California, the Department of Social Services (for assisted living facilities) and the Department of Public Health (for nursing homes) conduct inspections to ensure resident safety and regulatory compliance.

Since 2021 · 5 years of data 12 citations 53 total visits 31 complaint visits 4 official inspections 20 complaint investigations
Inspection Score Info A composite 0–100 score combining this facility's inspections, citations, complaints, and enforcement actions relative to the California state average. The score below shows how many points this facility sits above or below the typical California assisted living residence score (the benchmark); higher is better.This is a proprietary Assisted Living Magazine score.

19 points below the California average for assisted living residences (81/100)

Rank #1271 / 1400 in California Inspection Score — State benchmarked This home is ranked 1271st out of 1400 homes in California for inspection score. Shows this facility's inspection score compared to the California average among 1400 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking. This is a proprietary Assisted Living Magazine score. Inspection score: 62 out of 100. Letter grade D-. 19 points below the California average for assisted living residences (81/100)

Inspection Scorecard Info This scorecard compares key inspection, citation, and complaint metrics at this facility against the California state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Since 2021 vs. California state average
Overall vs. CA average 7 Worse Metrics worse than California average:
• Total citations (20% above)
• Serious citations (Type A) (100% above)
• Moderate citations (Type B) (50% above)
• Total visits (231% above)
• Complaint visits (138% above)
• Other visits (157% above)
• Complaint investigations (100% above) 1 At Avg Metrics at California average:
• Official inspections (at CA avg) 1 Better Metrics better than California average:
• Citations per inspection (94% below)

Citations Info Citations are formal regulatory issues recorded during state inspections.

This FacilityCA Averagevs. CA Avg
Total citations Info Formal regulatory issues recorded by inspectors across all inspection types. 1210 This facility has 20% more total citations than a typical California assisted living residence (12 vs. CA avg 10).↑ 20% worse
Serious citations (Type A) Info Citations that pose an immediate risk to resident health or safety. Type A citations are the most serious and typically require prompt corrective action. 63 This facility has 100% more serious citations (type a) than a typical California assisted living residence (6 vs. CA avg 3).↑ 100% worse Rank #951 / 1159 Serious citations (Type A) — State benchmarked This home is ranked 951st out of 1159 homes in California for # of serious citations. Shows this facility's # of serious citations compared to the California average among 1159 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.
Moderate citations (Type B) Info Citations that do not pose an immediate risk but still represent a departure from required care or operational standards. 64 This facility has 50% more moderate citations (type b) than a typical California assisted living residence (6 vs. CA avg 4).↑ 50% worse
Citations per inspection Info Average citations per inspection. 0.23.3 This facility has 94% fewer citations per inspection than a typical California assisted living residence (0.2 vs. CA avg 3.3).↓ 94% better

Inspections & Visits Info State inspections evaluate whether the facility meets health and safety standards.

This FacilityCA Averagevs. CA Avg
Total visits Info Combined count of complaint visits, other regulatory visits, and official scheduled inspections. 5316 This facility has 231% more total visits than a typical California assisted living residence (53 vs. CA avg 16).↑ 231% worse
Complaint visits Info On-site visits triggered by formal complaints filed by residents, families, or staff. 3113 This facility has 138% more complaint visits than a typical California assisted living residence (31 vs. CA avg 13).↑ 138% worse Rank #1261 / 1386 Complaint visits — State benchmarked This home is ranked 1261st out of 1386 homes in California for # of complaint visits. Shows this facility's # of complaint visits compared to the California average among 1386 comparable communities in the ranking pool. Facilities with the same value for a metric share the same rank. Rankings are based only on facilities in California that report data for that category. Facilities without available data are excluded from the ranking.
Other visits Info Regulatory visits that are neither routine inspections nor complaint investigations — administrative check-ins, follow-up reviews, licensing-related visits. 187 This facility has 157% more other visits than a typical California assisted living residence (18 vs. CA avg 7).↑ 157% worse
Official inspections Info Routine, scheduled inspections conducted by state regulators to evaluate whether the facility meets federal and state standards. 44 This facility has official inspections in line with the California average (4 vs. CA avg 4).— At avg
Complaint investigations Info On-site investigations triggered by complaints filed with California regulators. 2010 This facility has 100% more complaint investigations than a typical California assisted living residence (20 vs. CA avg 10).↑ 100% worse

Inspection Reports Summary Info An editor-reviewed summary of the themes and findings across this facility's recent inspection reports.

  • The most recent inspection on March 26, 2026, found no deficiencies or complaints during an unannounced case management visit.
  • A May 20, 2025 complaint investigation substantiated delayed staff response to call lights, posing an immediate health and safety risk.
  • Multiple prior investigations found deficiencies in catheter care (May 13, 2025), staff training (April 4, 2023), and elevator maintenance (September 25, 2024).
Show Inspection Reports

What does this home offer?

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No pets allowed

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Housing Options: Studio / 1 Bed / 2 Bed

Building type icon
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Building Type: Two-story

Places of interest near Park View Estates Assisted Living & Memory Care

Address 1.8 miles from city center Info Estimated distance in miles from Fountain Valley's city center to Park View Estates Assisted Living & Memory Care's address, calculated via Google Maps.

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Compare Assisted Living around the area

Info below is compiled from the CA Dept. of Social Services (CDSS), senior community websites & trusted data sources such as Walk Score & BBB.

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 72.6% A+Front Porch Communities And Services1 Bed / 2 Bed
Park View Estates Assisted Living & Memory Care
AL
MC
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170
Facility 170
CA AVG 104
Rank #256 / 1644
No
56
Facility 56
CA AVG 57
Rank #1178 / 2087
62
Facility 62
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4
31
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CA AVG 13
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6
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5
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 90.6% -Fountain Valley Opco LLC And Sunshine Retirement Et AlStudio / 1 Bed / 2 Bed
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Frequently Asked Questions about Park View Estates Assisted Living & Memory Care

Who is the owner of Park View Estates Assisted Living & Memory Care?

Park View Estates Assisted Living & Memory Care is legally operated by Fountain Valley Opco LLC and Sunshine Retirement Et Al, and administered by Maria Arriaga.

Is Park View Estates Assisted Living & Memory Care in a walkable area?

Park View Estates Assisted Living & Memory Care has a walk score of 56. Moderately walkable. Some errands can be accomplished on foot, with a mix of nearby amenities.

What is the occupancy rate at Park View Estates Assisted Living & Memory Care?

Park View Estates Assisted Living & Memory Care's occupancy is 91%.

How long has Park View Estates Assisted Living & Memory Care been in business?

Park View Estates Assisted Living & Memory Care has been operating for approximately 5 years, based on available licensing and registration records.

Are pets allowed at Park View Estates Assisted Living & Memory Care?

No, Park View Estates Assisted Living & Memory Care has a no-pet policy.

Who is the administrator of Park View Estates Assisted Living & Memory Care?

Maria Arriaga is the administrator of Park View Estates Assisted Living & Memory Care.

How many beds does Park View Estates Assisted Living & Memory Care have?

Park View Estates Assisted Living & Memory Care has 170 beds.

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