Freestanding Retail Daycare
For Sale
$480,000
113 E Twohig Avenue, San Angelo, TX 76903
COMMERCIAL - San Angelo, TX
Property Size3,000 SF
Lot Size0.48 Acres
Price / SF$160
Days on Market161
Property Features for 113 E Twohig Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
CBD
Parking features
Parking Lot
Security features
Security System
Subdivision
San Angelo
Directions
Located in the heart of Downtown San Angelo. Just east of the intersection of Twohig Avenue and Oakes Street.
Standard status
Active
APN
R000006552
Size
3,000 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Description
2ND REPLAT IN BLOCK 3, SAN ANGELO MAIN TOWN BLOCK 1-10, A-D (VILLAGE OF ST. ANGELA) (Property ID's: R000006552, R000006551)
Legal Description
2ND REPLAT IN BLOCK 3, SAN ANGELO MAIN TOWN BLOCK 1-10, A-D (VILLAGE OF ST. ANGELA) (Property ID's: R000006552, R000006551)
Utilities
Heating system
Forced Air, Central, Electric (Heating)
Cooling system
Electric, Central Air
Building Details
Year built
1950
Floors in Building
1
Flooring type
Carpet, Tile
Building materials
Brick
Roof type
Membrane
Listing Agency:
Keller Williams Synergy · Keller Williams Realty
(325) 292-0800
Listed By:
Sterling Davidson Fryar · License #0585689
(325) 276-0757
Added: Mar 4
Changed: Aug 4
Last Checked: Aug 12 at 2:06PM
MLS# 130436
Copyright © 2026 San Angelo 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 freestanding retail building is currently used as a daycare facility and sits on approximately 21,000 square feet of land. The offering includes a brand new three-year gross lease agreement in place, and the owner has a new survey available for review. The building measures about 3,000 square feet.
The property is located just east of the intersection of Twohig Avenue and South Oakes Street in San Angelo, Texas, within CBD zoning.
For buyers seeking a downtown investment with an in-place daycare use and a newly executed gross lease term, this asset provides an established operating configuration within the CBD zoning designation.
The property is located just east of the intersection of Twohig Avenue and South Oakes Street in San Angelo, Texas, within CBD zoning.
For buyers seeking a downtown investment with an in-place daycare use and a newly executed gross lease term, this asset provides an established operating configuration within the CBD zoning designation.
Key Highlights
- 3,000 SF freestanding retail building on 21,000 SF of land in downtown San Angelo
- New 3‑year gross lease agreement in place with the current business operating as a daycare facility
- Offering price positioned at an 8.71% capitalization rate
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
$40,270
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
8.39%
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%
$805,400
$805.4K
Cap Rate 7%
$575,286
$575.3K
Cap Rate 9%
$447,444
$447.4K
Market Conditions
NOI Build-Up for 3,000 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
$61.2K $20.40/SF
− Vacancy
−$3.7K −$1.22/SF
EGI
$57.5K $19.18/SF
− OpEx
−$17.3K −$5.75/SF
NOI
$40.3K $13.42/SF
Area
Tom Green County, TX
Vacancy
6.00%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
30.00%
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%
$805,400
Cap Rate 7%
$575,286
Cap Rate 9%
$447,444
Alternative Uses
Best Use
Retail
$575.3K
$503.4K – $671.2K
NOI $40,270 @ 7.0% cap · market cap 8.39%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$2.30M
$2.01M – $2.68M
NOI $160,756 @ 7.0% cap · market cap 33.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,070
Businesses Nearby
39k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 54%
Dining 30%
Shops & Services 16%
Food King
Groceries
21,146 visits/mo
0.3 miles
Twisted Root Burger Co.
Dining
11,657 visits/mo
0.3 miles
Family Dollar
Shops & Services
5,197 visits/mo
0.4 miles
Firestone Complete Auto Care
Shops & Services
997 visits/mo
0.2 miles
Demographics for 76903, TX
32,215
Population
14,169
Households
2.3
Avg Household Size
37
Median Age
16%
College-Educated
78%
High-School Grad
25.0 sq mi
ZIP Area
1,289
Density / Sq Mi
$49,045
Median Household Income
$33,077
Median Earnings
$1,051
Median Rent
$115,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Around the Clock Child Care Center — 12 S Emerick St, San Angelo, TX 76903
Frequently Asked Questions
What type of property is this?
Day care center - Freestanding downtown retail building currently operating as a daycare under a new three-year gross lease.
Where is this day care center located?
The property is located at 113 E Twohig Avenue San Angelo, TX.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: 3,000 SF freestanding retail building on 21,000 SF of land in downtown San Angelo; New 3‑year gross lease agreement in place with the current business operating as a daycare facility; Offering price positioned at an 8.71% capitalization rate
