Moraga Apartment Building with
For Sale
$2,695,000
2044 Ascot Dr, Moraga, CA 94556
Well-maintained apartment building in premier location with income upside potential.
Property Size7,202 SF
Price / SF$374.20
Days on Market449
Property Features for 2044 Ascot Dr
General Information
Standard status
Active
Size
7,202 SF
Building Details
Year Built
1970
Listing Agency:
UNITED APARTMENT GROUP
Listed By:
THEODORE BOORAS
Source:
Corcoran
Added: Jun 9, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of UNITED APARTMENT GROUP
Investment Insights
Based on property information with market context.
2044 Ascot Drive presents an opportunity to acquire an apartment building in a premier East Bay location. The property features 6 two-bedroom apartments and 1 one-bedroom apartment, set within a garden setting, steps away from a secluded pool and BBQ cabana area. The property has long-term historical occupancy, and in-place rents are within 9% of current market rents. Additional income upside potential exists via parking, laundry, and the implementation of a rationed utility billing system. Residents are steps away from Mulholland Open Space hiking and a quick drive to St. Mary's College. The property has undergone interior updates along with over $90,000 in recent improvements. The building includes one non-conforming unit. The Moraga fire certificate is in process. The property size is 7202 square feet.
Key Highlights
- Prime East Bay location with strong rental demand.
- Six 2‑bedroom apartments and one 1‑bedroom apartment.
- In‑place rents are within 9% of current market rents.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$114,487
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.25%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,289,740
$2.3M
Cap Rate 7%
$1,635,529
$1.6M
Cap Rate 9%
$1,272,078
$1.3M
Market Conditions
NOI Build-Up for 7,202 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$218.7K $30.36/SF
− Vacancy
−$10.5K −$1.46/SF
EGI
$208.2K $28.90/SF
− OpEx
−$93.7K −$13.01/SF
NOI
$114.5K $15.90/SF
Area
Contra Costa County, CA
Vacancy
4.80%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,289,740
Cap Rate 7%
$1,635,529
Cap Rate 9%
$1,272,078
Alternative Uses
Best Use
Apartment 5plus
$1.64M
$1.43M – $1.91M
NOI $114,487 @ 7.0% cap · market cap 4.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.72M
$2.38M – $3.18M
NOI $190,565 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
357
Businesses Nearby
Explore this area
Business Placement
Demographics for 94556, CA
16,134
Population
5,830
Households
2.8
Avg Household Size
45
Median Age
81%
College-Educated
99%
High-School Grad
19.3 sq mi
ZIP Area
836
Density / Sq Mi
$199,300
Median Household Income
$97,188
Median Earnings
$3,119
Median Rent
$1,594,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Well-maintained apartment building in premier location with income upside potential.
Where is this apartment building located?
The property is located at 2044 Ascot Dr Moraga, CA.
What is the asking price?
The asking price for this property is $2,695,000.
What are key features of this property?
This property features: Prime East Bay location with strong rental demand.; Six 2‑bedroom apartments and one 1‑bedroom apartment.; In‑place rents are within 9% of current market rents.
