Multi-Suite Office
For Sale
$449,900
2025 W Beauregard Avenue, San Angelo, TX 76901
COMMERCIAL - San Angelo, TX
Property Size3,000 SF
Lot Size0.17 Acres
Price / SF$149.97
Days on Market143
Property Features for 2025 W Beauregard Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Office
Parking features
Parking Lot
Subdivision
Wayland
Standard status
Active
APN
26-47600-0196-006-00
Size
3,000 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Description
Acres: 0.172 Lot: 7 Blk: 196 Subd: Wayland Annex
Legal Description
Acres: 0.172 Lot: 7 Blk: 196 Subd: Wayland Annex
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1963
Roof type
Metal
Listing Agency:
Keller Williams Synergy · Keller Williams Realty
(325) 292-0800
Listed By:
Premier Realty Group
(325) 763-4663
Added: Apr 2
Changed: Aug 4
Last Checked: Aug 22 at 3:06PM
MLS# 200304
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 office property includes Suites A and B within approximately 3,000 square feet. The interior features multiple private offices and rooms that can support separate work areas, client meetings, or team functions. The configuration offers flexibility across two included suites without requiring a single open workspace. Built in 1963, the building is served by central heating and central air conditioning.
The property occupies 0.17 acres at 2025 W Beauregard Avenue in San Angelo, Texas. On-site parking is provided through a parking lot, while public water and public sewer serve the property. A metal roof completes the building improvements.
The property occupies 0.17 acres at 2025 W Beauregard Avenue in San Angelo, Texas. On-site parking is provided through a parking lot, while public water and public sewer serve the property. A metal roof completes the building improvements.
Key Highlights
- Suites A and B included in the offering
- Approximately 3,000 square feet of office space
- Multiple private offices and rooms
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
$40,500
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
9.00%
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%
$810,000
$810.0K
Cap Rate 7%
$578,571
$578.6K
Cap Rate 9%
$450,000
$450.0K
Market Conditions
NOI Build-Up for 3,000 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
$72.0K $24.00/SF
− Vacancy
−$18.0K −$6.00/SF
EGI
$54.0K $18.00/SF
− OpEx
−$13.5K −$4.50/SF
NOI
$40.5K $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%
$810,000
Cap Rate 7%
$578,571
Cap Rate 9%
$450,000
Alternative Uses
Best Use
Office B
$578.6K
$506.3K – $675.0K
NOI $40,500 @ 7.0% cap · market cap 9.00%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$2.30M
$2.01M – $2.68M
NOI $160,756 @ 7.0% cap · market cap 35.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
773
Businesses Nearby
Explore this area
Business Placement
Demographics for 76901, TX
31,084
Population
13,783
Households
2.3
Avg Household Size
37
Median Age
23%
College-Educated
88%
High-School Grad
346.0 sq mi
ZIP Area
90
Density / Sq Mi
$64,542
Median Household Income
$35,343
Median Earnings
$1,188
Median Rent
$169,500
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 units - Two included suites provide private rooms and adaptable space for an established business or expanding operation.
Where is this office units located?
The property is located at 2025 W Beauregard Avenue San Angelo, TX.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Suites A and B included in the offering; Approximately 3,000 square feet of office space; Multiple private offices and rooms
