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Property profile & analytics
OFF-MARKET
Estimated value
$9,955,000
Apartment buildings
344 Rheem Blvd Moraga, CA 94556-3100
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3320116
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Total area
20,597 SF
Lot
0.88 ac (38,333 SF)
APN
255-110-013-0
UPID
US09-3320116
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
-
Vio at Moraga Apartments Apartment Complex
-
Villa Sans Souci Apartments Apartment Building
-
Lydia's apartment High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.19M
Blend (final)
Blend
$9.96M
Owner & transaction history
S4 Nest LLC · 4 yrs held
S4 Nest LLC
since 2022
Last sale
$10.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.0M
+60.2%
Medical building
$7.5M
+33.0%
Commercial (general)
$7.2M
+27.5%
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 Moraga submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Moraga 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
$11,100,000
ML approach
$9,280,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$9,005,000
Change: +60% · Conversion: Difficult
MEDICAL BUILDING
$7,480,000
Change: +33% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,170,000
Change: +27% · Conversion: Moderate
OFFICE BUILDING
$7,080,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$9.96M
Range $8.96M – $10.95M · ±10% · vs last sale $10.60M (Feb 17 2022)
Last sale anchor
$10.60M
Feb 17 2022
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
$483 / 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
$138,706
Tax year 2024
Assessed value
$11,071,140
Assessed 2024
Previous assessed
$11,071,140
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,277,260
Assessed improvement
$7,793,880
Applied tax rate
15.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1961
Heating
NONE
Buildings
4
Stories
1
Units
21
Rooms
21
Total area
20,597 SF
Lot
0.88 ac (38,333 SF)
APN
255-110-013-0
UPID
US09-3320116
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
RESTAURANT
Est. value
$9.0M
MEDICAL BUILDING
Est. value
$7.5M
COMMERCIAL (GENERAL)
Est. value
$7.2M
OFFICE BUILDING
Est. value
$7.1M
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1961
Heating
NONE
Stories
1
Buildings
4
Units
21
Rooms
21
Lot
0.88 ac
Current owner
From public records · entity-resolved
S4 Nest LLC
Entity
Mailing address
1000 CHESTNUT ST, SAN FRANCISCO, CA 94109-1239
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Feb 17, 2022
$10,600,000
S4 Nest LLC
Vio At Moraga LLC
Grant Deed
$6,360,000 · First Republic Bank
Sep 18, 2020
—
Vio At Moraga LLC
—
Deed
related
$5,300,000 · First Republic Bank
Nov 13, 2015
$6,400,000
Vio At Moraga LLC
Janet Lederer
Grant Deed
$2,900,000 · First Republic Bank
Nov 13, 2015
—
Barbara Snyder
Reiss,penja S
Affidavit Of Death
related
—
Mar 10, 2006
—
Reiss George & Fenja Trust
Reiss George & F Trust
Quit Claim Deed
related
—
Jun 12, 1963
—
—
—
Grant Deed
related
—
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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