Retail Space for Restaurant or
For Sale
Contact for pricing
1806 College Hills Blvd, San Angelo, TX 76904
Retail space zoned CN - Neighborhood Commercial, offering flexible options for restaurant or retail businesses.
Property Size1,215 SF
Price / SF$411.52
Days on Market525
Property Features for 1806 College Hills Blvd
General Information
Standard status
Active
Size
1,215 SF
Property subtype
RETAIL
Zoning
CN - Neighborhood Commercial
Listing Agency:
Dub Z. Johnson Real Estate Services
(325) 944-8312
Listed By:
Dub Z. Johnson
(325) 277-2013
Source:
Moodyscre
Added: Apr 9, 2025
Changed: Sep 12
Last Checked: Sep 14 at 10:37AM
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 Dub Z. Johnson Real Estate Services
Investment Insights
Based on property information with market context.
This retail space at 1806 College Hills Blvd is presented as a unique location/property option for restaurant or retail businesses. The property is zoned CN - Neighborhood Commercial, supporting neighborhood-serving retail uses.
The space totals 1,215 SF. The listing does not describe a specific suite configuration, frontage, or additional building features, but the CN zoning and intended use provide a clear starting point for evaluating concepts that fit a neighborhood commercial setting.
The space totals 1,215 SF. The listing does not describe a specific suite configuration, frontage, or additional building features, but the CN zoning and intended use provide a clear starting point for evaluating concepts that fit a neighborhood commercial setting.
Key Highlights
- 1,215 SF retail space for restaurant or retail concepts
- Zoned CN - Neighborhood Commercial
- 1806 College Hills Blvd, San Angelo, TX 76904
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
$16,309
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
3.26%
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%
$326,180
$326.2K
Cap Rate 7%
$232,986
$233.0K
Cap Rate 9%
$181,211
$181.2K
Market Conditions
NOI Build-Up for 1,215 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
$24.8K $20.40/SF
− Vacancy
−$1.5K −$1.22/SF
EGI
$23.3K $19.18/SF
− OpEx
−$7.0K −$5.75/SF
NOI
$16.3K $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%
$326,180
Cap Rate 7%
$232,986
Cap Rate 9%
$181,211
Alternative Uses
Best Use
Retail
$233.0K
$203.9K – $271.8K
NOI $16,309 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$930.1K
$813.8K – $1.09M
NOI $65,106 @ 7.0% cap · market cap 13.02%
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
681
Businesses Nearby
232k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 39%
Groceries 33%
Shops & Services 25%
Home Improvements & Furnishings 2%
H-E-B
Groceries
72,892 visits/mo
0.1 miles
SONIC Drive In
Dining
25,072 visits/mo
0.2 miles
Whataburger
Dining
22,247 visits/mo
0.2 miles
Starbucks
Dining
20,904 visits/mo
0.2 miles
Dollar Tree
Shops & Services
19,893 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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space zoned CN - Neighborhood Commercial, offering flexible options for restaurant or retail businesses.
Where is this retail space located?
The property is located at 1806 College Hills Blvd San Angelo, TX.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 1,215 SF retail space for restaurant or retail concepts; Zoned CN - Neighborhood Commercial; 1806 College Hills Blvd, San Angelo, TX 76904
