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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Office buildings
89 Moraga Way Orinda, CA 94563-3023
Individually Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2814491
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1941
Total area
2,159 SF
Lot
0.23 ac (10,019 SF)
Zoning code
O1
APN
268-170-009-8
UPID
US09-2814491
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
-
West Coast Mindfulness Institute Physician Medical Clinic
-
Orinda i-Lipo Laser Center Weight Loss Service
-
Dr. Rachel L Greenberg Physician Medical Clinic
-
James H. Bramson, PsyD Physician Medical Clinic
-
Dr Michael Mayer Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
$640k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$650k
Owner & transaction history
Wong Kevin M & Eleazar I M Tr · 20 yrs held
Wong Kevin M & Eleazar I M Tr
since 2006
7 recorded transactions
Zoning & alternative use
O1 · Orinda, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$785,000
+5.7%
Commercial (general)
$750,000
+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
$490,000
CAP Approach
CAP Return
Estimation
6%
$695,000
6.5%
$640,000
7%
$595,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$740,000
Current use
MEDICAL BUILDING
$785,000
Change: +6% · Conversion: Easy
COMMERCIAL (GENERAL)
$750,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$301 / 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
$22,054
Tax year 2024
Assessed value
$1,451,843
Assessed 2024
Previous assessed
$1,451,843
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$819,943
Assessed improvement
$631,900
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
1941
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
1
Total area
2,159 SF
Lot
0.23 ac (10,019 SF)
Zoning code
O1
APN
268-170-009-8
UPID
US09-2814491
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
$740,000
MEDICAL BUILDING
Est. value
$785,000
COMMERCIAL (GENERAL)
Est. value
$750,000
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
1941
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Wong Kevin M & Eleazar I M Tr
Individual
Mailing address
14 ROYAL GLN CT, WALNUT CREEK, CA 94595-1749
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2016
—
Kevin M Wong
—
Deed
related
$658,470 · Wells Fargo Bank NA
Apr 19, 2006
—
Wong Kevin M & Eleazar I M Tr
Wong,kevin M
Quit Claim Deed
related
—
Aug 5, 2004
$1,062,500
Kevin M Wong
Manber,miriam T
Grant Deed
$531,500 · Greater Bay Bank
Oct 7, 2002
—
Cohn,tr
Cohn,debra
Quit Claim Deed
related
—
Jul 27, 1999
—
Neil Manber
Manber,miriam T
Quit Claim Deed
related
—
Oct 30, 1997
—
Miriam T Manber
Trubowitch,neil
Grant Deed
related
—
Sep 29, 1989
$367,000
Miriam Manber
Wallace And Unde
Grant Deed
—
—
—
Wong Of Eleazar Family Trust
—
Deed Of Trust
related
$725,500 · Bank Of The West
—
—
Kevin M Wong
—
Deed Of Trust
related
$384,000 · Bay Area Emp Development
—
—
Kevin M Wong
—
Deed Of Trust
related
$372,000 · Greater Bay 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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