Campi di Orinda

27 Orinda Way, Orinda CA

Inspired by Turin, where bocce is not entertainment — it is Tuesday night. Food, wine, friends, every age at the same table.

How It Makes Money

Court-Driven F&B39% of revenue

Groups book a bocce court. The court is free — there's a food & beverage minimum of $200/hr (up to 4 people). Average group of 5.2 people spends $72/person on Italian small plates and cocktails. The minimum is a floor, not a fee — 95% of groups exceed it naturally.

Walk-In Dining53% of revenue

Guests who come to eat and drink without booking a court. Lunch, brunch, dinner — 180 seats across dining room, bar, and court-side tables. Family-style Italian small plates. Average spend varies by daypart: weekday dinner $72/person (adult-heavy, cocktails), weekend brunch $48/person (families, kids).

Private Events6% of revenue

Upstairs mezzanine party room (39' × 52', ~2,000 SF) for corporate events, birthdays, rehearsal dinners. 6 events/month at $2,400 room fee + $2,500 food & beverage = $4,900 per event.

Community Fundraisers2% of revenue

11 school and team partners (4 elementary, 1 middle, 1 high school, 4 sports, 1 org). Each gets 2 fundraiser nights/year. PTA sends one email, 120 people show up. 15% of the night's revenue goes to the school. Zero marketing cost — the community does the work.

Year 3 Revenue: $6.3MCost of Goods: 21% blended (food ~24% + drinks ~17%)Gross Margin: 79%

Total Investment

$8.1M

Capital required

Year 3 Earnings (EBITDA)

53%

Earnings (EBITDA) margin

Capacity

180

Dining seats

Courts

Indoor bocce

Annual Revenue (Yr 3)

$6.3M

Total food, beverage, and event sales

Debt Service Coverage (Yr 1)

3.00x

Earnings ÷ loan payments — lenders want 1.25x+

Debt Service Coverage (Yr 3)

5.07x

Stronger as revenue ramps

Equity Required

$1.5M

Cash from owners + investors to close

Investor Returns

87%

Cash-on-Cash Yr 1

177%

Cash-on-Cash Yr 3

235%

Cash-on-Cash Yr 5

26.1%

Cap Rate Yr 1

44.1%

Cap Rate Yr 3

55.6%

Cap Rate Stabilized

Cash-on-Cash Return = annual net cash flow ÷ total equity invested. How much cash you get back per dollar in, per year.

Cap Rate = earnings before debt ÷ total project cost. What the business yields as an investment, independent of how it's financed. Typical commercial real estate: 5-10%. This is higher because it's an operating business, not passive rent collection.

Cucina

Focaccia Romana — thin, crisp, Roman-style

Rosemary + sea salt + olive oil$14

Cherry tomato + burrata + basil$18

Potato + taleggio + truffle oil$20

Mortadella + stracciatella + pistachio$22

Pasta Fresca — made daily, family bowls feed four

Cacio e Pepe — pecorino, black pepper, butter$28

Carbonara — guanciale, egg, pecorino, black pepper$30

Amatriciana — San Marzano, guanciale, pecorino$28

Sunday Sauce — slow-braised pork and beef ragù$32

Piatti — family style

Polpette — beef + pork meatballs, Sunday sauce$24

Chicken Parmigiana — individual$24

Chicken Parmigiana — family style (feeds 4)$46

Minestrone / Ribollita / White Bean & Escarole$12–14

Antipasti & Charcuterie

Burrata — San Marzano, basil, olive oil$16

Arancini — risotto balls, marinara, pecorino$14

Caponata — Sicilian sweet & sour eggplant, crostini$12

Polpo — grilled octopus, cannellini, lemon, chili$18

Supplì — Roman fried rice balls, mozzarella center$12

Regional Boards — for the table

Emilia-Romagna — prosciutto di Parma, mortadella, parmigiano, piadina$28

Piemonte — bresaola, castelmagno, grissini, mostarda$30

Calabria — 'nduja, soppressata, pecorino crotonese, chili oil$26

Toscana — finocchiona, pecorino toscano, honey, walnuts$28

Dolci — family style

Tiramisu — classic, feeds 4$18

Cannoli — ricotta, chocolate, pistachio (3 pcs)$14

Panna Cotta — vanilla, seasonal fruit$10

Bar

Signature

Basil Drop — basil, vodka, simple syrup, sugar rim$16

House signature. Fresh, Italian, photographable.

Aperol Spritz — on tap

Aperol Spritz — pressurized cart, Orinda's first$15

No build time. High-volume. The drink that sells itself.

Campari Flight — the aperitivo journey

Milano-Torino → Americano → Negroni (3 × 3oz)$24

The history of the Negroni in three pours. Start with Campari + sweet vermouth (1860s Milano-Torino), add soda (the Americano), then swap soda for gin (Count Negroni, 1919).

Negroni — Campari, gin, sweet vermouth$17

Americano — Campari, sweet vermouth, soda$15

Sbagliato — Campari, sweet vermouth, prosecco$15

Boulevardier — Campari, bourbon, sweet vermouth$17

Bombardino

Warm Italian Alpine — VOV egg liqueur, brandy, whipped cream$14

Invented 1970s in Livigno, a ski town on the Swiss border. Served warm. The après-ski drink of the Dolomites, translated to après-bocce in Orinda.

Espresso

Espresso — La Marzocco, Bay Area roaster$4

Cappuccino$6

Affogato — espresso over gelato$9

Espresso Martini$17

Wine & Beer

Wine by the glass — Napa/Sonoma direct relationships$14–22

Wine by the bottle$48–120

Craft beer — canned/bottled, rotating Bay Area selection$8–12

Italian soda — blood orange, limonata, chinotto$5