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Property profile & analytics
FOR SALE
Office buildings
25 Orinda Way Orinda, CA 94563
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1856323
For Sale
$12,055,000
25 Orinda Way, Orinda, CA 94563
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Total area
28,153 SF
Lot
1.1 ac (47,916 SF)
APN
265-170-038-3
UPID
US09-1856323
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Jeffrey Mann Physician
-
Quest Structures Civil Engineer Structural Engineer
-
Paymun Real Estate, Design and Development Real Estate Agency
-
Nancy Tran Laroco - Associate Financial Advisor, Ameriprise Financial Services, LLC Financial Advisor
-
Kenneth Honsik Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.66M
CAP Approach
CAP
$8.36M
Comparable Approach
Comparable
$11.95M
Blend (final)
Blend
$12.06M
Owner & transaction history
Volwood Farms LLC · 3 yrs held
Volwood Farms LLC
since 2023
Last sale
$12.8M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.3M
+27.2%
Medical building
$10.2M
+5.7%
Commercial (general)
$9.8M
+1.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Orinda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orinda submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$14,725,000
ML approach
$10,660,000
CAP Approach
CAP Return
Estimation
6%
$9,050,000
6.5%
$8,355,000
7%
$7,755,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,680,000
Current use
RESTAURANT
$12,310,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$10,225,000
Change: +6% · Conversion: Easy
COMMERCIAL (GENERAL)
$9,800,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$12.06M
Range $10.85M – $13.26M · ±10% · vs last sale $12.80M (Mar 17 2023)
Last sale anchor
$12.80M
Mar 17 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$428 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$133,686
Tax year 2024
Assessed value
$11,016,000
Assessed 2024
Previous assessed
$11,016,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$4,080,000
Assessed improvement
$6,936,000
Applied tax rate
18.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1975
Heating
NONE
Stories
1
Total area
28,153 SF
Lot
1.1 ac (47,916 SF)
APN
265-170-038-3
UPID
US09-1856323
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.7M
RESTAURANT
Est. value
$12.3M
MEDICAL BUILDING
Est. value
$10.2M
COMMERCIAL (GENERAL)
Est. value
$9.8M
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1975
Heating
NONE
Stories
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Volwood Farms LLC
Entity
Mailing address
4444 W RIVERSIDE DR STE #302, BURBANK, CA 91505-4048
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2023
$12,800,000
Volwood Farms LLC
25 Orinda Way LLC
Grant Deed
$8,000,000 · Standard Insurance Co
Dec 12, 2016
$8,450,000
25 Orinda Way LLC
Sleepy Hollow Investment Company #1
Grant Deed
$5,070,000 · Jpmorgan Chase Bank NA
Jun 9, 1975
—
Sleepy Hollow Inv Co #1
—
Grant Deed
related
—
Jul 10, 1973
—
—
—
Grant Deed
related
—
May 4, 1972
—
Owner Name Unavailable
—
Grant Deed
related
—
—
—
Sleepy Hollow Investment Co
—
Deed Of Trust
related
$1,500,000 · Wells Fargo Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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