Remodeled Retail
For Sale
$380,000
17 W Beauregard Avenue, San Angelo, TX 76903
Commercial Sale, San Angelo, TX
Property Size2,040 SF
Price / SF$186.27
Days on Market27
Property Features for 17 W Beauregard Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
Central Business
Parking
10
Parking features
On Street
Subdivision
San Angelo
Standard status
Active
APN
R000106044
Size
2,040 SF
Taxes and HOA fees
Tax Description
Legal: Acres: 0.076, Lot: 18C, Blk: 8, Subd: SAN ANGELO ADDITION, 1ST R/P IN BLK 8
Legal Description
Legal: Acres: 0.076, Lot: 18C, Blk: 8, Subd: SAN ANGELO ADDITION, 1ST R/P IN BLK 8
Utilities
Heating system
Natural Gas, Central, Forced Air
Cooling system
Electric, Central Air
Building Details
Year built
1957
Flooring type
Wood
Building materials
Concrete
Listing Agency:
ERA Newlin & Company · ERA Real Estate
(325) 481-0500
Listed By:
Shawn Box Team
(325) 949-0804
Added: Aug 10
Changed: Aug 26
Last Checked: Sep 5 at 10:06PM
MLS# 131550
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 2,040-square-foot retail building at 17 W Beauregard Avenue includes the established FroYo & Sweets business. The property was built in 1957 and has been remodeled with extensive upgrades. Concrete construction, wood flooring, central air conditioning, natural-gas forced-air heat, and on-street parking are among the documented improvements and features.
The property is in downtown San Angelo within a Tax Increment Reinvestment Zone (TIRZ). Its surroundings include restaurants, bars, and shopping, creating an established commercial setting for the existing retail operation. The sale combines the physical retail space with the operating FroYo & Sweets business.
The property is in downtown San Angelo within a Tax Increment Reinvestment Zone (TIRZ). Its surroundings include restaurants, bars, and shopping, creating an established commercial setting for the existing retail operation. The sale combines the physical retail space with the operating FroYo & Sweets business.
Key Highlights
- 2,040‑square‑foot remodeled retail building
- Established FroYo & Sweets business included in sale
- Located within a Tax Increment Reinvestment Zone (TIRZ)
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
$27,383
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
7.21%
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%
$547,660
$547.7K
Cap Rate 7%
$391,186
$391.2K
Cap Rate 9%
$304,256
$304.3K
Market Conditions
NOI Build-Up for 2,040 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
$41.6K $20.40/SF
− Vacancy
−$2.5K −$1.22/SF
EGI
$39.1K $19.18/SF
− OpEx
−$11.7K −$5.75/SF
NOI
$27.4K $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%
$547,660
Cap Rate 7%
$391,186
Cap Rate 9%
$304,256
Alternative Uses
Best Use
Retail
$391.2K
$342.3K – $456.4K
NOI $27,383 @ 7.0% cap · market cap 7.21%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.56M
$1.37M – $1.82M
NOI $109,314 @ 7.0% cap · market cap 28.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,095
Businesses Nearby
132k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 73%
Groceries 16%
Shops & Services 10%
Starbucks
Dining
21,315 visits/mo
0.4 miles
Food King
Groceries
21,146 visits/mo
0.5 miles
7 Brew Coffee
Dining
19,769 visits/mo
0.5 miles
Burger King
Dining
16,741 visits/mo
0.4 miles
Twisted Root Burger Co.
Dining
11,657 visits/mo
0.3 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.
Frequently Asked Questions
What type of property is this?
Retail space - Remodeled retail building with an established FroYo & Sweets business included in the sale.
Where is this retail space located?
The property is located at 17 W Beauregard Avenue San Angelo, TX.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: 2,040‑square‑foot remodeled retail building; Established FroYo & Sweets business included in sale; Located within a Tax Increment Reinvestment Zone (TIRZ)
