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Property profile & analytics
OFF-MARKET
Estimated value
$5,600,000
Office buildings
93 Moraga Way Orinda, CA 94563-3036
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2786594
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Total area
9,102 SF
Lot
0.55 ac (23,958 SF)
Zoning code
O1
APN
268-170-008-0
UPID
US09-2786594
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
-
The Linda Friedman Team Real Estate Agency
-
Art of Dentistry Dental Office
-
Village Associates Real Estate Real Estate Agency
-
Leibovitz Law Group Law Firm
-
Reliable Window Cleaning General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.61M
Blend (final)
Blend
$5.60M
Owner & transaction history
93 Mwo LLC · 2 yrs held
93 Mwo LLC
since 2024
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
O1 · Orinda, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Website Filtered
Top alternative use upside
Neighborhood: shopping center
$8.4M
+169.2%
Restaurant
$4.0M
+27.2%
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
$5,600,000
ML approach
$5,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$8,420,000
Change: +169% · Conversion: Difficult
RESTAURANT
$3,980,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$5.60M
Range $5.04M – $6.16M · ±10% · vs last sale $5.60M (Feb 5 2024)
Last sale anchor
$5.60M
Feb 5 2024
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
$615 / 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
$58,546
Tax year 2024
Assessed value
$4,721,988
Assessed 2024
Previous assessed
$4,721,988
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,048,091
Assessed improvement
$2,673,897
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
1981
Heating
NONE
Stories
1
Total area
9,102 SF
Lot
0.55 ac (23,958 SF)
Zoning code
O1
APN
268-170-008-0
UPID
US09-2786594
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
O1 · Orinda, CAZoning O1 · permitted uses
O1 · Orinda, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Website Filtered
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.4M
RESTAURANT
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1981
Heating
NONE
Stories
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
93 Mwo LLC
Entity
Mailing address
450 SUTTER ST RM #400, SAN FRANCISCO, CA 94108-3907
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Feb 5, 2024
$5,600,000
93 Mwo LLC
Michael N Guasch
Grant Deed
$3,360,000 · Monica Guasch
Jun 16, 2017
—
Guasch,michael N & Monica J Trust
Guasch,michael N & Monica J
Quit Claim Deed
related
—
Nov 15, 2016
$4,150,000
Michael N Guasch
93 Moraga Way Investors Ltd II
Grant Deed
—
Nov 1, 1978
$260,000
—
—
Grant Deed
related
—
Mar 3, 1975
—
Owner Name Unavailable
—
Grant Deed
related
—
—
—
93 Moraga Way Investors Ltd II
—
Deed Of Trust
related
$985,000 · Bank Of The West
—
—
Moraga Way Investors Ltd II
—
Deed Of Trust
related
$850,000 · Mount Diablo National 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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