8191 Appian Way

Tucked down a private road in Sebastopol's Russian River corridor, 8191 Appian Way is the kind of property that reveals itself slowly. An acre of lawns, gardens, mature oaks, and park-like grounds sits beside a protected bird sanctuary, just minutes from Forestville, wineries, restaurants, and the Russian River. At the heart of the property is an extraordinary 2,500-square-foot shop with a mezzanine, four roll-up doors, car lift, and room for eight to ten vehicles. With paved access to every bay and infrastructure that would cost more than $400,000 to recreate today, it offers incredible possibilities for a collector, creative studio, workshop, or home-based business. A private back unit with its own entrance, bedroom, bathroom, and living space offers Junior ADU potential for rental income, multigenerational living, guests, or a caregiver, subject to applicable approvals. And then there's the caboose..an authentic Southern Pacific Bay Window Caboose permanently set on its own tracks. Preserve its history or imagine it as an artist studio, office, retreat, or one-of-a-kind tiny space. The ranch-style home, solar, well, septic, shop, flexible back unit, and caboose come together to create something increasingly rare: a place where you can live, work, create, gather, and generate income without leaving home. The home itself features updated windows and blinds, a brick fireplace, original bathrooms with upgraded hardware, attic storage in the primary suite, and a kitchen-dining combination that opens to the patio and yard. Solar panels support the electrical system, while a well and septic provide self-sufficient country living. The well flow rate tested at 14+ gallons per minute with water quality confirmed clean by laboratory analysis. The septic system, inspected by a licensed onsite wastewater consultant, is fully functional with a dual leach field system. A little unconventional, incredibly charming, and full of possibility, this is a property for someone with imagination..someone who loves to create, entertain, work with their hands, and make a home truly their own. A place to gather around a table, disappear into a project, curl up somewhere cozy, or simply sit beneath the oaks and listen to the birds. It's the kind of place where time seems to slow down, where you can exhale, feel settled, and feel completely at home.

Days on Market

56 days

Current Status

Contingent

Original Price

$1,500,000

List Price

$1,250,000

On Market Date

Jul 6, 2026

Contingent Date

Aug 30, 2026

Property Type

Single Family Residence

Area

Sebastopol

Zip Code

95472

MLS ID

326049433

APN

084-100-050-000

Year Built

1967

Stories in Building

Unavailable

Possession

Close Of Escrow

Data Source

BAREIS

Origin MLS System

Bed

4

Bath

3

Tub w/Shower Over

Parking

20

24'+ Deep Garage, Guest Parking Available, Mechanical Lift, RV Possible, RV Storage, Uncovered Parking Spaces 2+, Workshop in Garage

SQ FT

1,882

SQ FT Source

Assessor Auto-Fill

Lot SQ FT

45,738.0

Lot Acres

1.05 Acres

Kitchen

Synthetic Counter

Cooling

Central

Dining Room

Formal Area, Space in Kitchen

Living Room

View

Flooring

Carpet, Linoleum

Foundation

Concrete Perimeter

Fire Place

Brick, Living Room

Heating

Central, Propane, Solar w/Backup

Laundry

Cabinets, Hookups Only, Inside Area

Main Level

Bedroom(s), Dining Room, Family Room, Full Bath(s), Kitchen, Living Room, Primary Bedroom, Retreat, Street Entrance

Views

Garden/Greenbelt, Woods

Possession

Close Of Escrow

Basement

None

Architectural Style

Ranch, Traditional, Other

Fee

$0

MLS and other Information regarding properties for sale as shown in Theo have been obtained from various sources such as sellers, public records, agents and other third parties. This information may relate to the condition of the property, permitted or unpermitted uses, zoning, square footage, lot size/acreage or other matters affecting value or desirability. Unless otherwise indicated in writing, neither brokers, agents nor Theo have verified, or will verify, such information. If any such information is important to buyer in determining whether to buy, the price to pay or intended use of the property, buyer is urged to conduct their own investigation with qualified professionals, satisfy themselves with respect to that information, and to rely solely on the results of that investigation.

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