Bar & Pub with Roof
For Sale
$1,000,000
4160 Appian Way, El Sobrante, CA 94803
Commercial Sale, El Sobrante, CA
Property Size3,542 SF
Lot Size0.08 Acres
Price / SF$282.33
Days on Market252
Property Features for 4160 Appian Way
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comm
Parking features
On Street
Exterior features
Roof Sign
Subdivision
El Sobrante
Lot features
Mid- Block, Neighborhood Commercial
Directions
80 to dam rd to appian way
Standard status
Active
APN
4251700284
Size
3,542 SF
Lot size
0.08 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Flooring type
Concrete
Building materials
Stucco, Siding - Stone, Siding - Stucco
Listing Agency:
Security Pacific Real Estate
(510) 222-8340
Listed By:
Pat Prendiville · License #00554722
(510) 851-4663
Added: Dec 20, 2025
Changed: Aug 29
Last Checked: Aug 29 at 6:06PM
MLS# 41119482
Copyright © 2026 Contra Costa Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This commercial bar and pub property includes a 3,542-square-foot building completed in 1950. Current occupancy includes a cocktail lounge and a janitorial service, providing two established lessee uses within the asset. Exterior construction incorporates stucco and stone siding, while concrete flooring, natural-gas heating, and a roof sign are among the documented improvements.
The property is located at 4160 Appian Way in El Sobrante, California. Public water and public sewer serve the building, and parking is provided on the street. The property carries a commercial zoning designation and is identified in Contra Costa County.
The property is located at 4160 Appian Way in El Sobrante, California. Public water and public sewer serve the building, and parking is provided on the street. The property carries a commercial zoning designation and is identified in Contra Costa County.
Key Highlights
- 3,542‑square‑foot building completed in 1950
- Current lessees include a cocktail lounge and janitorial service
- Roof sign included
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
$63,295
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
6.33%
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%
$1,265,900
$1.3M
Cap Rate 7%
$904,214
$904.2K
Cap Rate 9%
$703,278
$703.3K
Market Conditions
NOI Build-Up for 3,542 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
$92.2K $26.04/SF
− Vacancy
−$7.8K −$2.21/SF
EGI
$84.4K $23.83/SF
− OpEx
−$21.1K −$5.96/SF
NOI
$63.3K $17.87/SF
Area
Contra Costa County, CA
Vacancy
8.50%
Lease Rate
$26.04 /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%
$1,265,900
Cap Rate 7%
$904,214
Cap Rate 9%
$703,278
Alternative Uses
Best Use
Specialty Retail
$904.2K
$791.2K – $1.05M
NOI $63,295 @ 7.0% cap · market cap 6.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,721 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
466
Businesses Nearby
13k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 77%
Shops & Services 23%
Jack in the Box
Dining
9,841 visits/mo
0.2 miles
Valero Energy
Shops & Services
2,943 visits/mo
0.5 miles
Demographics for 94803, CA
26,457
Population
10,038
Households
2.6
Avg Household Size
43
Median Age
40%
College-Educated
91%
High-School Grad
12.8 sq mi
ZIP Area
2,067
Density / Sq Mi
$116,075
Median Household Income
$54,595
Median Earnings
$2,295
Median Rent
$729,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Clancy's — 3742 San Pablo Dam Rd, El Sobrante, CA 94803
- Rancho Sports Bar — 3912 San Pablo Dam Rd, El Sobrante, CA 94803
- Second2None — 4156 Appian Way, El Sobrante, CA 94803
- The Hideaway — 4156 Appian Way, El Sobrante, CA 94803
- Champions Sports Bar & Grill — 4203 Valley View Rd, El Sobrante, CA 94803
Frequently Asked Questions
What type of property is this?
Bar & Pub - Existing cocktail lounge and janitorial service lessees occupy a commercial building with public utilities and on-street parking.
Where is this bar & pub located?
The property is located at 4160 Appian Way El Sobrante, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 3,542‑square‑foot building completed in 1950; Current lessees include a cocktail lounge and janitorial service; Roof sign included
