Bar & Pub with Central
For Sale
$517,900
1011 Del Paso Boulevard, Sacramento, CA 95815
C-2-SP-zoned bar and pub property with central air and multiple exterior access features.
Property Size1,719 SF
Days on Market159
Property Features for 1011 Del Paso Boulevard
General Information
Standard status
Active
Size
1,719 SF
Zoning
C-2-SP
Amenities
Patio, Restroom(s)-Private, Front Sign, Kitchen Facilities
Central Air
Central
Open, Private, See Remarks, On Street
Building Details
Building Size
1,719 SF
Year Built
1952
Buildings
1
Listing Agency:
(510) 306-8187
Listed By:
Valencia E. Mischal
(510) 306-8187
Source:
Evrealestate
Added: Mar 25
Changed: Aug 30
Last Checked: Aug 30 at 1:18PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Valencia E. Mischal
Investment Insights
Based on property information with market context.
This bar and pub property includes central air and central heating. Exterior features are identified as open, private, see remarks, and on-street. The building dates to 1952 and carries C-2-SP zoning.
Access is provided from I-80 W via the Arden Way exit, with the route continuing to Del Paso Boulevard. The property is located in Sacramento County at 1011 Del Paso Boulevard, Sacramento, CA 95815.
Access is provided from I-80 W via the Arden Way exit, with the route continuing to Del Paso Boulevard. The property is located in Sacramento County at 1011 Del Paso Boulevard, Sacramento, CA 95815.
Key Highlights
- C‑2‑SP zoning
- Building constructed in 1952
- Central air and central heating
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$32,334
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.24%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$646,680
$646.7K
Cap Rate 7%
$461,914
$461.9K
Cap Rate 9%
$359,267
$359.3K
Market Conditions
NOI Build-Up for 1,719 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$45.4K $26.40/SF
− Vacancy
−$2.3K −$1.32/SF
EGI
$43.1K $25.08/SF
− OpEx
−$10.8K −$6.27/SF
NOI
$32.3K $18.81/SF
Area
Sacramento, CA
Vacancy
5.00%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$646,680
Cap Rate 7%
$461,914
Cap Rate 9%
$359,267
Alternative Uses
Best Use
Specialty Retail
$461.9K
$404.2K – $538.9K
NOI $32,334 @ 7.0% cap · market cap 6.24%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
822
Businesses Nearby
4k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Wells Fargo
Shops & Services
3,650 visits/mo
0.4 miles
Demographics for 95815, CA
27,838
Population
10,527
Households
2.6
Avg Household Size
34
Median Age
17%
College-Educated
79%
High-School Grad
7.7 sq mi
ZIP Area
3,615
Density / Sq Mi
$58,590
Median Household Income
$37,199
Median Earnings
$1,448
Median Rent
$298,400
Median Home Value
Market
Vacancy Rate% for Retail in Sacramento, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- TAP Wine Lounge — 1011 Del Paso Blvd, Sacramento, CA 95815
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- Stoney's ROCKIN RODEO — 1320 Del Paso Blvd, Sacramento, CA 95815
- Sunland Liquor — 2000 Del Paso Blvd, Sacramento, CA 95815
Frequently Asked Questions
What type of property is this?
Bar & Pub - C-2-SP-zoned bar and pub property with central air and multiple exterior access features.
Where is this bar & pub located?
The property is located at 1011 Del Paso Boulevard Sacramento, CA.
What is the asking price?
The asking price for this property is $517,900.
What are key features of this property?
This property features: C‑2‑SP zoning; Building constructed in 1952; Central air and central heating
