Remodeled Conventional
New
For Sale
$380,000
17 W Beauregard Avenue, San Angelo, TX 76903
COMMERCIAL - San Angelo, TX
Property Size2,040 SF
Price / SF$186.27
Days on Market3
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
23-41700-0080-019-50
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
Central, Natural Gas, 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
Last Checked: Aug 12 at 2:06PM
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 conventional restaurant property was built in 1957 and has been remodeled with extensive upgrades. The building features concrete construction, wood flooring, central heating and cooling, forced-air heat, natural gas, and electric cooling. On-street parking serves the property.
Located at 17 W Beauregard Avenue in downtown San Angelo, the property is within the Tax Increment Reinvestment Zone and surrounded by restaurants, bars, and shopping. The sale includes the established FroYo & Sweets business, along with the existing restaurant improvements.
Located at 17 W Beauregard Avenue in downtown San Angelo, the property is within the Tax Increment Reinvestment Zone and surrounded by restaurants, bars, and shopping. The sale includes the established FroYo & Sweets business, along with the existing restaurant improvements.
Key Highlights
- 2,040‑square‑foot restaurant property built in 1957
- Remodeled building with extensive upgrades
- Sale includes the established FroYo & Sweets business
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
Specialty Retail
$515.5K
$451.1K – $601.5K
NOI $36,088 @ 7.0% cap · market cap 9.50%
Second Best
Retail
$391.2K
$342.3K – $456.4K
NOI $27,383 @ 7.0% cap · market cap 7.21%
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
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,095
Businesses Nearby
132k
Monthly Visits Nearby
Under-served
Demand for This Use
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?
Conventional restaurant - Remodeled restaurant building with wood flooring, central HVAC, and on-street parking.
Where is this conventional restaurant 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 restaurant property built in 1957; Remodeled building with extensive upgrades; Sale includes the established FroYo & Sweets business
