Mixed-Use Property with Secured
New
For Sale
Contact for pricing
1120 S Chadbourne St, San Angelo, TX 76903
CG/CH zoning accommodates retail, office, automotive, service, and drive-through uses.
Property Size2,000 SF
Price / SF$140
Days on Market4
Property Features for 1120 S Chadbourne St
General Information
Standard status
Active
Size
2,000 SF
Total Parking Spaces
10
Property subtype
RETAIL
Zoning
CG/CH
Property Condition
Severity
Repairs Needed
Evidence
Interior repairs are currently being completed
Site & Location
Corner Location
Yes
Drive-Thru
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Amenities
drive-through canopy
air hose and water lines
Listing Agency:
Steve Eustis Co
(325) 653-1489
Listed By:
Todd Kolls · License #809009
(325) 212-2894
Source:
Moodyscre
Added: Sep 17
Changed: Sep 20
Last Checked: Sep 20 at 2:22PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Steve Eustis Co
Investment Insights
Based on property information with market context.
This mixed-use commercial property combines approximately 2,000 square feet of retail or office space with a front drive-through canopy and parking for approximately 10 vehicles. The site previously operated as a mechanic shop and retains air hose and water lines that may support automotive or service-related operations. Interior repairs are currently underway, while the exterior has been recently painted.
A new metal fence encloses the large rear yard, creating secured outdoor space for storage, work, or parking. Front driveway access is supplemented by a side exit onto E. Avenue H, allowing circulation through the property. The parcel occupies the corner of S. Chadbourne St and E. Avenue H in San Angelo, near established automotive, restaurant, retail, and service businesses and minutes from downtown.
A new metal fence encloses the large rear yard, creating secured outdoor space for storage, work, or parking. Front driveway access is supplemented by a side exit onto E. Avenue H, allowing circulation through the property. The parcel occupies the corner of S. Chadbourne St and E. Avenue H in San Angelo, near established automotive, restaurant, retail, and service businesses and minutes from downtown.
Key Highlights
- Approximately 2,000 square feet of retail or office space
- CG/CH (General Commercial/Heavy Commercial) zoning
- Front drive‑through canopy with parking for approximately 10 vehicles
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
$20,250
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
7.23%
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%
$405,000
$405.0K
Cap Rate 7%
$289,286
$289.3K
Cap Rate 9%
$225,000
$225.0K
Market Conditions
NOI Build-Up for 2,000 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
$36.0K $18.00/SF
− Vacancy
−$3.6K −$1.80/SF
EGI
$32.4K $16.20/SF
− OpEx
−$12.2K −$6.07/SF
NOI
$20.3K $10.13/SF
Area
Tom Green County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$405,000
Cap Rate 7%
$289,286
Cap Rate 9%
$225,000
Alternative Uses
Best Use
Retail
$383.5K
$335.6K – $447.4K
NOI $26,846 @ 7.0% cap · market cap 9.59%
Second Best
Mixed Use
$289.3K
$253.1K – $337.5K
NOI $20,250 @ 7.0% cap · market cap 7.23%
Theoretical Best
Multifamily LT 5
$1.53M
$1.34M – $1.79M
NOI $107,171 @ 7.0% cap · market cap 38.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
941
Businesses Nearby
84k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 96%
Hotels & Casinos 2%
Shops & Services 2%
McDonald's
Dining
44,161 visits/mo
0.4 miles
7 Brew Coffee
Dining
19,769 visits/mo
0.5 miles
KFC
Dining
10,239 visits/mo
0.3 miles
Taco Bueno
Dining
6,386 visits/mo
0.3 miles
Best Western North Bryant Inn
Hotels & Casinos
1,955 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - CG/CH zoning accommodates retail, office, automotive, service, and drive-through uses.
Where is this mixed-use property located?
The property is located at 1120 S Chadbourne St San Angelo, TX.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Approximately 2,000 square feet of retail or office space; CG/CH (General Commercial/Heavy Commercial) zoning; Front drive‑through canopy with parking for approximately 10 vehicles
