Former Restaurant on Sunset
For Sale
Contact for pricing
3909 Sunset Dr, San Angelo, TX 76904
7,872 SF former restaurant on 1.3 acres for sale.
Property Size7,872 SF
Lot Size1.30 Acres
Price / SF$247.71
Days on Market571
Property Features for 3909 Sunset Dr
General Information
Standard status
Active
Size
7,872 SF
Class
B
Total Parking Spaces
69
Lot size
1.30 Acres
Property subtype
Retail
Zoning
CG
Investment Type
Redevelopment
Building Details
Year Built
1984
Listing Agency:
Steve Eustis Co Reators
(915) 942-6533
Listed By:
Brandon Sanders · License #TX 506516
Source:
Crexi
Added: Jan 28, 2025
Changed: Aug 16
Last Checked: Aug 22 at 9:26AM
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 Reators
Investment Insights
Based on property information with market context.
The property is a 7,872 sqft freestanding former Red Lobster restaurant situated on a 1.3-acre outparcel to Sunset Mall. It is located at the signalized intersection of Sunset Dr and Southwest Ave. The concrete parking lot includes 69 spaces, with additional parking available in the Sunset Mall lots. The restaurant is divided into a bar area, a main dining area, and a kitchen equipped with multiple coolers and freezers. The FF&E remaining inside is included, but the condition of the kitchen equipment is unknown. This property is available for sale or lease.
Key Highlights
- High‑visibility location at a signalized intersection of Sunset Dr and Southwest Ave.
- Large 7,872 sqft freestanding restaurant building.
- Includes existing FF&E (furniture, fixtures, and equipment).
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
$139,259
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
7.14%
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%
$2,785,180
$2.8M
Cap Rate 7%
$1,989,414
$2.0M
Cap Rate 9%
$1,547,322
$1.5M
Market Conditions
NOI Build-Up for 7,872 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
$196.5K $24.96/SF
− Vacancy
−$10.8K −$1.37/SF
EGI
$185.7K $23.59/SF
− OpEx
−$46.4K −$5.90/SF
NOI
$139.3K $17.69/SF
Area
Tom Green County, TX
Vacancy
5.50%
Lease Rate
$24.96 /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%
$2,785,180
Cap Rate 7%
$1,989,414
Cap Rate 9%
$1,547,322
Alternative Uses
Best Use
Specialty Retail
$1.99M
$1.74M – $2.32M
NOI $139,259 @ 7.0% cap · market cap 7.14%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$6.03M
$5.27M – $7.03M
NOI $421,823 @ 7.0% cap · market cap 21.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
643
Businesses Nearby
389k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 25%
Apparel 24%
Superstores 20%
Dining 15%
Target
Superstores
66,088 visits/mo
0.4 miles
Hobby Lobby
Shops & Services
47,902 visits/mo
0.5 miles
Five Below
Shops & Services
29,884 visits/mo
0.3 miles
Cinemark Tinseltown USA
Leisure
29,700 visits/mo
0.4 miles
Dillard's
Apparel
29,106 visits/mo
0.2 miles
Demographics for 76904, TX
36,736
Population
16,812
Households
2.2
Avg Household Size
37
Median Age
35%
College-Educated
95%
High-School Grad
440.8 sq mi
ZIP Area
83
Density / Sq Mi
$79,617
Median Household Income
$45,768
Median Earnings
$1,119
Median Rent
$266,800
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?
Conventional restaurant - 7,872 SF former restaurant on 1.3 acres for sale.
Where is this conventional restaurant located?
The property is located at 3909 Sunset Dr San Angelo, TX.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: High‑visibility location at a signalized intersection of Sunset Dr and Southwest Ave.; Large 7,872 sqft freestanding restaurant building.; Includes existing FF&E (furniture, fixtures, and equipment).
