Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Office buildings
85 Moraga Way Orinda, CA 94563-3012
Entity Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1995852
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
WOOD FRAME
Total area
4,921 SF
Lot
0.32 ac (13,932 SF)
Zoning code
O1
APN
268-170-010-6
UPID
US10-1995852
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
-
ACE Home Health Care & Hospice Home Health Care Service Hospice
-
UMA VEDALA Physician
-
RONALD J ROBINSON Physician
-
SEBASTIAN ORION GROOT Pediatrician Physician
-
KEVIN MINGYIU WONG Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.46M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.32M
Owner & transaction history
85 Moraga LLC · 17 yrs held
85 Moraga LLC
since 2008
7 recorded transactions
Zoning & alternative use
O1 · Orinda, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+5.7%
Commercial (general)
$1.7M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,580,000
6.5%
$1,460,000
7%
$1,355,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,690,000
Current use
MEDICAL BUILDING
$1,785,000
Change: +6% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,715,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$1.32M
Range $1.19M – $1.45M · ±10%
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
$268 / 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
$30,017
Tax year 2024
Assessed value
$2,346,000
Assessed 2024
Previous assessed
$2,346,000
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$841,800
Assessed improvement
$1,504,200
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
Off-Market
Year built
1989
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
2
Rooms
2
Bathrooms
3
Total area
4,921 SF
Lot
0.32 ac (13,932 SF)
Zoning code
O1
APN
268-170-010-6
UPID
US10-1995852
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
O1 · Orinda, CA
Zoning O1 · permitted uses
O1 · Orinda, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orinda. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
OFFICE BUILDING Current
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
1989
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
2
Rooms
2
Bathrooms
3
Lot
0.32 ac
Current owner
From public records · entity-resolved
85 Moraga LLC
Entity
Mailing address
801 YGNACIO VLY RD STE #220, WALNUT CREEK, CA 94596-3833
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2008
$2,350,000
85 Moraga LLC
Mccullough Living Trust
Grant Deed
—
Sep 15, 2008
—
Barbara C Mccullough
Mccullough,robert F
Affidavit Of Death
related
—
Sep 15, 2006
—
Mccullough Living Trust
Mccullough,robert F & Barbara C
Quit Claim Deed
related
—
May 1, 1990
$1,725,000
Rober Mccullough
Tg Exchange Corp
Grant Deed
$1,050,000 · Pacific National Bank
Feb 24, 1989
$50,000
Moraga Way Pa 85
Branagh Developm
Grant Deed
related
$988,000 · Lamorinda National Bank
—
—
Branagh Developm
—
Deed Of Trust
related
$300,000 · Lamorinda National Bank
—
—
85 Moraga Way LLC
—
Deed Of Trust
related
$1,300,000 · Bank Of America
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 85 Moraga Way?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
