Office Building With Storefront
For Sale
$900,000
19 W Beauregard Avenue, San Angelo, TX 76903
Commercial Sale, San Angelo, TX
Property Size5,600 SF
Lot Size0.13 Acres
Price / SF$160.71
Days on Market94
Property Features for 19 W Beauregard Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Office
Parking features
Alley, Parking Lot, On Street
Security features
Security System
Subdivision
San Angelo
Standard status
Active
APN
R000005987
Size
5,600 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Description
Acres: 0.129 Blk: 8 Subd: San Angelo Addition E28' Of N90' Of W53' Of Lot 13 & E28' Of W53' Of Lot 18
Legal Description
Acres: 0.129 Blk: 8 Subd: San Angelo Addition E28' Of N90' Of W53' Of Lot 13 & E28' Of W53' Of Lot 18
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Amenities
large storefront windows
balcony
Building Details
Year built
1957
Flooring type
Wood, Tile
Roof type
Tar/Gravel
Listing Agency:
ERA Newlin & Company · ERA Real Estate
(325) 481-0500
Listed By:
Shawn Box Team
(325) 949-0804
Added: Jun 4
Changed: Aug 26
Last Checked: Sep 5 at 4:06AM
MLS# 201078
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 downtown office building contains 5,600 square feet on a 0.1286-acre lot. Large storefront windows bring natural light into the interior, while wood and tile flooring provide a mix of finished surfaces. A balcony overlooks the downtown district and adds an outdoor component to the building.
Constructed in 1957, the property is served by central heating with natural gas and central air conditioning with electric service. Public water and public sewer are available, and the roof is tar and gravel. Parking options include alley access, a parking lot, and on-street spaces. The San Angelo location places the property within the downtown district.
Constructed in 1957, the property is served by central heating with natural gas and central air conditioning with electric service. Public water and public sewer are available, and the roof is tar and gravel. Parking options include alley access, a parking lot, and on-street spaces. The San Angelo location places the property within the downtown district.
Key Highlights
- 5,600‑square‑foot office building on a 0.1286‑acre lot
- Large storefront windows provide natural interior light
- Balcony overlooks the downtown district
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
$75,600
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
8.40%
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%
$1,512,000
$1.5M
Cap Rate 7%
$1,080,000
$1.1M
Cap Rate 9%
$840,000
$840.0K
Market Conditions
NOI Build-Up for 5,600 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
$134.4K $24.00/SF
− Vacancy
−$33.6K −$6.00/SF
EGI
$100.8K $18.00/SF
− OpEx
−$25.2K −$4.50/SF
NOI
$75.6K $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%
$1,512,000
Cap Rate 7%
$1,080,000
Cap Rate 9%
$840,000
Alternative Uses
Best Use
Office B
$1.08M
$945.0K – $1.26M
NOI $75,600 @ 7.0% cap · market cap 8.40%
Second Best
Retail
$1.07M
$939.6K – $1.25M
NOI $75,170 @ 7.0% cap · market cap 8.35%
Theoretical Best
Multifamily LT 5
$4.29M
$3.75M – $5.00M
NOI $300,078 @ 7.0% cap · market cap 33.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,095
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Downtown office property with natural light, a balcony, and access to alley, lot, and street parking.
Where is this office building located?
The property is located at 19 W Beauregard Avenue San Angelo, TX.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 5,600‑square‑foot office building on a 0.1286‑acre lot; Large storefront windows provide natural interior light; Balcony overlooks the downtown district
