ADA-Compliant Office
For Sale
$750,000
2418 N Bryant Boulevard, San Angelo, TX 76903
Commercial Sale, San Angelo, TX
Property Size2,275 SF
Lot Size0.88 Acres
Price / SF$329.67
Days on Market93
Property Features for 2418 N Bryant Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Office
Parking
35
Parking features
Parking Lot
Subdivision
BYRD H O S/D
Standard status
Active
APN
R000030748
Size
2,275 SF
Lot size
0.88 Acres
Taxes and HOA fees
Tax Description
Acres: 0.878 Lot: 27 Sec 3A Being 0.878 Acres Dr Office Subd: Byrd H O S/D
Legal Description
Acres: 0.878 Lot: 27 Sec 3A Being 0.878 Acres Dr Office Subd: Byrd H O S/D
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
2009
Floors in Building
1
Flooring type
Concrete, Carpet
Building materials
Frame
Roof type
Metal
Listing Agency:
Keller Williams Synergy · Keller Williams Realty
(325) 292-0800
Listed By:
Premier Realty Group
(325) 763-4663
Added: Jun 4
Changed: Aug 26
Last Checked: Sep 4 at 2:06PM
MLS# 200303
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 2,275-square-foot office unit includes a spacious waiting area, reception space, three offices, and a storage/utility room. ADA-compliant design supports office or medical use, while concrete and carpet flooring provide varied interior finishes. The building was constructed in 2009 with frame construction, a metal roof, central air, and electric heating and cooling.
The property encompasses 0.88 acres and includes both 2418 N Bryant Boulevard and 2450 N Bryant Boulevard. Direct access is available from both northbound and southbound Bryant Boulevard, with a dedicated parking lot supporting on-site access. Public water and public sewer serve the property.
The property encompasses 0.88 acres and includes both 2418 N Bryant Boulevard and 2450 N Bryant Boulevard. Direct access is available from both northbound and southbound Bryant Boulevard, with a dedicated parking lot supporting on-site access. Public water and public sewer serve the property.
Key Highlights
- 2,275 SF office unit with waiting area, reception space, three offices, and storage/utility room
- ADA‑compliant layout suited to office or medical use
- Direct access from both directions of North Bryant Boulevard
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
$30,713
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
4.10%
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%
$614,260
$614.3K
Cap Rate 7%
$438,757
$438.8K
Cap Rate 9%
$341,256
$341.3K
Market Conditions
NOI Build-Up for 2,275 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
$54.6K $24.00/SF
− Vacancy
−$13.7K −$6.00/SF
EGI
$41.0K $18.00/SF
− OpEx
−$10.2K −$4.50/SF
NOI
$30.7K $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%
$614,260
Cap Rate 7%
$438,757
Cap Rate 9%
$341,256
Alternative Uses
Best Use
Office B
$438.8K
$383.9K – $511.9K
NOI $30,713 @ 7.0% cap · market cap 4.10%
Second Best
Healthcare Medical
$377.0K
$329.9K – $439.8K
NOI $26,388 @ 7.0% cap · market cap 3.52%
Theoretical Best
Multifamily LT 5
$1.74M
$1.52M – $2.03M
NOI $121,907 @ 7.0% cap · market cap 16.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
470
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 units - Flexible office layout with direct access from both directions of North Bryant Boulevard.
Where is this office units located?
The property is located at 2418 N Bryant Boulevard San Angelo, TX.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 2,275 SF office unit with waiting area, reception space, three offices, and storage/utility room; ADA‑compliant layout suited to office or medical use; Direct access from both directions of North Bryant Boulevard
