Professional Office
New
For Sale
$850,000
4152 S Jackson Street, San Angelo, TX 76903
Commercial Sale, San Angelo, TX
Property Size4,983 SF
Lot Size0.37 Acres
Price / SF$170.58
Days on Market2
Property Features for 4152 S Jackson Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Office
Parking features
Parking Lot
Subdivision
Arroyo Park
Standard status
Active
APN
R000036931
Size
4,983 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Description
Acres: 0.368 Lot: 17 & 18 Blk: 3 Subd: Arroyo Park Addition Combined 02-11950-3-18-0
Legal Description
Acres: 0.368 Lot: 17 & 18 Blk: 3 Subd: Arroyo Park Addition Combined 02-11950-3-18-0
Utilities
Cooling system
Central Air
Listing Agency:
Keller Williams Synergy · Keller Williams Realty
(325) 292-0800
Listed By:
Candace Welch · License #0854825
(325) 812-1095
Added: Sep 22
Last Checked: Sep 23 at 4:06PM
MLS# 202492
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 4,983-square-foot office building occupies approximately 0.37 acres at 4152 S Jackson Street in San Angelo. The interior includes multiple private offices, conference space, a kitchen, server room, storage, and two restrooms, supported by central air and an on-site parking lot.
An existing firewall configuration may allow evaluation of a two-suite arrangement, subject to verification of access, utilities, code requirements, and permitted uses. The property is currently occupied and can also be considered for continued single-space use or a multi-tenant configuration.
An existing firewall configuration may allow evaluation of a two-suite arrangement, subject to verification of access, utilities, code requirements, and permitted uses. The property is currently occupied and can also be considered for continued single-space use or a multi-tenant configuration.
Key Highlights
- 4,983‑square‑foot office building on approximately 0.37 acres
- Multiple private offices with conference space, kitchen, server room, storage, and two restrooms
- Existing firewall configuration may support evaluation of a two‑suite layout
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
$67,271
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
7.91%
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%
$1,345,420
$1.3M
Cap Rate 7%
$961,014
$961.0K
Cap Rate 9%
$747,456
$747.5K
Market Conditions
NOI Build-Up for 4,983 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
$119.6K $24.00/SF
− Vacancy
−$29.9K −$6.00/SF
EGI
$89.7K $18.00/SF
− OpEx
−$22.4K −$4.50/SF
NOI
$67.3K $13.50/SF
Area
Tom Green County, TX
Vacancy
25.00%
Lease Rate
$24.00 /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%
$1,345,420
Cap Rate 7%
$961,014
Cap Rate 9%
$747,456
Alternative Uses
Best Use
Office B
$961.0K
$840.9K – $1.12M
NOI $67,271 @ 7.0% cap · market cap 7.91%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$3.81M
$3.34M – $4.45M
NOI $267,015 @ 7.0% cap · market cap 31.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
454
Businesses Nearby
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Existing firewall configuration may support a two-suite layout, subject to access, utilities, code, and permitted-use verification.
Where is this office building located?
The property is located at 4152 S Jackson Street San Angelo, TX.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 4,983‑square‑foot office building on approximately 0.37 acres; Multiple private offices with conference space, kitchen, server room, storage, and two restrooms; Existing firewall configuration may support evaluation of a two‑suite layout
