Office Warehouse Near
For Sale
$1,495,000
1101 S Abe St, San Angelo, TX 76903
Centrally Located Attractive Office Warehouse
Property Size6,000 SF
Lot Size0.28 Acres
Price / SF$249.17
Days on Market333
Property Features for 1101 S Abe St
General Information
Standard status
Active
Property type
Office buildings, Office Spaces
Size
6,000 SF
Net Rentable
6,000 SF
Total Parking Spaces
12
Elevators
No
Lot size
0.28 Acres
Investment Type
Owner User
Building Details
Year Built
1976
Year Renovated
1995
Buildings
1
Stories
2
Units
1
Listed By:
Tonya Cheek
(325) 655-4433
Added: Oct 21, 2025
Changed: May 4
Investment Insights
Based on property information with market context.
This office warehouse is centrally located near downtown San Angelo, Texas, offering convenient access to major roadways and highways. The property features 3,892 square feet of carpeted office space with AVAC. The office area includes three offices and a large conference room downstairs, along with one large office area upstairs. A refreshment room is equipped with a refrigerator and microwave. There are two restrooms. The warehouse space comprises 2,108 square feet with concrete floors and 20-foot exterior walls. It includes three large drive-in doors, two of which have electric openers, and painted cinder block walls. Situated on a 0.276-acre corner lot, the property provides ample parking. Owner financing is available with 25% down, interest at Wall Street Prime adjusted semiannually, for 10 years with a 2% cost of living index on the annual unpaid balance.
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
$81,000
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
5.42%
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%
$1,620,000
$1.6M
Cap Rate 7%
$1,157,143
$1.2M
Cap Rate 9%
$900,000
$900.0K
Market Conditions
NOI Build-Up for 6,000 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
$144.0K $24.00/SF
− Vacancy
−$36.0K −$6.00/SF
EGI
$108.0K $18.00/SF
− OpEx
−$27.0K −$4.50/SF
NOI
$81.0K $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%
$1,620,000
Cap Rate 7%
$1,157,143
Cap Rate 9%
$900,000
Alternative Uses
Best Use
Office B
$1.16M
$1.01M – $1.35M
NOI $81,000 @ 7.0% cap · market cap 5.42%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$4.59M
$4.02M – $5.36M
NOI $321,512 @ 7.0% cap · market cap 21.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
857
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 - Centrally Located Attractive Office Warehouse
Where is this office building located?
The property is located at 1101 S Abe St San Angelo, TX.
What is the asking price?
The asking price for this property is $1,495,000.
