What's a realistic Moraga cap rate?
B-class SFR: 3.5-4.5%. Small-multifamily: 4.0-5.5%. Anything claiming 7%+ in Moraga is either C-class neighborhood or pro-forma fiction.
For Moraga investors
Moraga investment property realtor — real underwriting, no pro-forma fiction.
Roger Grubb specializes in Bay Area small-multifamily and SFR-rental underwriting. He has closed Richmond duplexes, Concord triplexes, and Oakland 4-unit properties. He underwrites on actual rents and actual carrying costs — not Zillow estimates. (510) 504-0402.
Moraga stats: median $1,850,000 · $787/sqft · 16 DOM.
Why Moraga for investors
Suburban-rural mix, larger lots, equestrian zones, and a tight-knit community. Acalanes-district schools without Lafayette's premium.
Roger\'s read: Sanders Ranch and Moraga Country Club have the consistent appreciation. Donald Drive area offers the best mid-price value within district boundaries.
Moraga investor FAQ
Does Moraga cash flow work at 25% down?
Year 1 typically no. The math works on 5+ year holds with rent growth + appreciation + principal paydown.
Can I 1031 into Moraga?
Yes. Roger works with two qualified intermediaries and has hit 45-day identification windows under tight conditions.
How do I find off-market deals in Moraga?
Roger's 18-year East Bay + Peninsula network surfaces 1-in-4 deals before they hit MLS. Investors avoid bidding wars there.