Flex Space with Roll-Up
For Sale
$275,000
20 N Main St, San Angelo, TX 76903
Flex space in the CBD zoning district with a main showroom, office, large warehouse, and two roll-up doors.
Property Size4,800 SF
Price / SF$57.29
Days on Market57
Property Features for 20 N Main St
General Information
Standard status
Active
Size
4,800 SF
Zoning
CBD
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Building Details
Building Size
4,800 SF
Listing Agency:
Teri Jackson, REALTORS
(325) 703-6820
Listed By:
Teri N Jackson · License #TREC 0561741
(325) 656-0121
Source:
Exprealty
Added: Jul 23
Changed: Sep 11
Last Checked: Sep 17 at 4:56AM
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 Teri Jackson, REALTORS
Investment Insights
Based on property information with market context.
Flex space in the Central Business (CBD) Zoning District with 4,800 square feet. The layout includes a main showroom, office space, and a large warehouse area, supporting both office-oriented use and day-to-day operational needs.
The building features two roll-up doors for loading or deliveries and includes a fenced-in area at the rear of the building. Positioned downtown, the property is in a CBD setting.
The mix of showroom, office, and warehouse space is well-suited for a variety of flex users needing a combination of customer-facing space and functional storage or workspace under one roof.
The building features two roll-up doors for loading or deliveries and includes a fenced-in area at the rear of the building. Positioned downtown, the property is in a CBD setting.
The mix of showroom, office, and warehouse space is well-suited for a variety of flex users needing a combination of customer-facing space and functional storage or workspace under one roof.
Key Highlights
- 4,800 square feet flex space in the Central Business (CBD) Zoning District
- Includes main showroom, office, and a large warehouse area
- Two roll‑up doors for loading or deliveries
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
$24,718
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
8.99%
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%
$494,360
$494.4K
Cap Rate 7%
$353,114
$353.1K
Cap Rate 9%
$274,644
$274.6K
Market Conditions
NOI Build-Up for 4,800 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
$38.6K $8.04/SF
− Vacancy
−$3.3K −$0.68/SF
EGI
$35.3K $7.36/SF
− OpEx
−$10.6K −$2.21/SF
NOI
$24.7K $5.15/SF
Area
Tom Green County, TX
Vacancy
8.50%
Lease Rate
$8.04 /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%
$494,360
Cap Rate 7%
$353,114
Cap Rate 9%
$274,644
Alternative Uses
Best Use
Office B
$925.7K
$810.0K – $1.08M
NOI $64,800 @ 7.0% cap · market cap 23.56%
Second Best
Flex RnD
$489.4K
$428.2K – $571.0K
NOI $34,258 @ 7.0% cap · market cap 12.46%
Theoretical Best
Multifamily LT 5
$3.67M
$3.22M – $4.29M
NOI $257,209 @ 7.0% cap · market cap 93.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,789
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space in the CBD zoning district with a main showroom, office, large warehouse, and two roll-up doors.
Where is this flex space located?
The property is located at 20 N Main St San Angelo, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 4,800 square feet flex space in the Central Business (CBD) Zoning District; Includes main showroom, office, and a large warehouse area; Two roll‑up doors for loading or deliveries
