Duplex Near
For Sale
$1,595,000
2083 Donald Dr, Moraga, CA 94556
Two-unit property offering owner-occupant flexibility with rental potential for one or both residences.
Property Size2,944 SF
Price / SF$541.78
Days on Market119
Property Features for 2083 Donald Dr
General Information
Standard status
Active
Size
2,944 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1963
Listing Agency:
Hacienda Real Estate
(925) 212-2431
Listed By:
Bob Wegener · License #01456590
(925) 212-2431
Source:
Exitrealty
Added: May 4
Changed: Aug 30
Last Checked: Aug 30 at 3:29PM
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 Hacienda Real Estate
Investment Insights
Based on property information with market context.
Located at 2083 Donald Dr in Moraga, this 2,944-square-foot duplex was built in 1963 and has been maintained by the current owner. The two-unit configuration supports several occupancy approaches, including living in one residence while renting the other or leasing both units.
The property is within walking distance of Donald Rheem Elementary School and close to Joaquin Moraga Middle School and Campolino High School. Shopping is also accessible on foot, with additional retail a short drive away.
The property is within walking distance of Donald Rheem Elementary School and close to Joaquin Moraga Middle School and Campolino High School. Shopping is also accessible on foot, with additional retail a short drive away.
Key Highlights
- 2,944‑square‑foot duplex in Moraga
- Built in 1963
- Owner‑occupant setup with the option to rent one unit
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
$50,404
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
3.16%
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%
$1,008,080
$1.0M
Cap Rate 7%
$720,057
$720.1K
Cap Rate 9%
$560,044
$560.0K
Market Conditions
NOI Build-Up for 2,944 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
$76.0K $25.80/SF
− Vacancy
−$3.9K −$1.34/SF
EGI
$72.0K $24.46/SF
− OpEx
−$21.6K −$7.34/SF
NOI
$50.4K $17.12/SF
Area
Contra Costa County, CA
Vacancy
5.20%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
30.00%
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%
$1,008,080
Cap Rate 7%
$720,057
Cap Rate 9%
$560,044
Alternative Uses
Best Use
Multifamily LT 5
$720.1K
$630.1K – $840.1K
NOI $50,404 @ 7.0% cap · market cap 3.16%
Second Best
Apartment 5plus
$668.6K
$585.0K – $780.0K
NOI $46,799 @ 7.0% cap · market cap 2.93%
Theoretical Best
Office A
$1.11M
$973.7K – $1.30M
NOI $77,898 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
362
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?
Duplex - Two-unit property offering owner-occupant flexibility with rental potential for one or both residences.
Where is this duplex located?
The property is located at 2083 Donald Dr Moraga, CA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: 2,944‑square‑foot duplex in Moraga; Built in 1963; Owner‑occupant setup with the option to rent one unit
