Food Truck Commisary and Retail
For Sale
$250,000
2822 Martin Luther King Boulevard, San Angelo, TX 76903
COMMERCIAL - San Angelo, TX
Property Size2,000 SF
Lot Size0.11 Acres
Price / SF$125
Days on Market78
Property Features for 2822 Martin Luther King Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RTST2
Zoning description
General Commercial
Parking features
Parking Lot
Fencing
Fenced, Chain Link
Subdivision
Hillcrest
Directions
Intersection of Martin Luther King and 29th Street
Standard status
Active
APN
15-27500-0008-005-00
Size
2,000 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
Acres: 0.110 Blk: 8 Subd: Hillcrest Addition N50'of W100'of 11
Legal Description
Acres: 0.110 Blk: 8 Subd: Hillcrest Addition N50'of W100'of 11
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
commissary
3 outlets
room for storing supplies
refrigerators
freezers
roll up door
fencing
locked gates
Building Details
Year built
1956
Floors in Building
1
Flooring type
Concrete
Building materials
Frame, Stone
Roof type
Metal
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Jerrie Woodford · License #0562152
(325) 656-2188
Added: Jun 6
Changed: Aug 4
Last Checked: Aug 22 at 6:06PM
MLS# 200310
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 property is set up as a commercial kitchen/commercial commissary for food trucks, with indoor space for supplies and equipment. The building includes refrigerators and freezers and provides room to store inventory indoors. It is designed with three outlets and a roll-up door for easier loading and day-to-day operations. Fencing and locked gates are included to help keep equipment and inventory secured.
Located on a very busy intersection in San Angelo, the site is positioned for exposure and convenience. The property also offers lots of parking area, which can support food truck traffic and customer access depending on the planned operation. The property is identified with zoning RTST2 and is described as suitable for a retail store as well.
For operators, the combination of commissary-style kitchen support, secured storage, and roll-up door access can help streamline food truck workflows. For retail users, the same site is noted as an option due to the RTST2 zoning and available parking. The secure, functional layout and straightforward access make it a practical fit for businesses looking for a flexible, ready-to-use commercial setup.
Located on a very busy intersection in San Angelo, the site is positioned for exposure and convenience. The property also offers lots of parking area, which can support food truck traffic and customer access depending on the planned operation. The property is identified with zoning RTST2 and is described as suitable for a retail store as well.
For operators, the combination of commissary-style kitchen support, secured storage, and roll-up door access can help streamline food truck workflows. For retail users, the same site is noted as an option due to the RTST2 zoning and available parking. The secure, functional layout and straightforward access make it a practical fit for businesses looking for a flexible, ready-to-use commercial setup.
Key Highlights
- Metal roof with frame and stone construction
- Single building on a parking lot with fenced, chain‑link perimeter and locked‑gate access
- Public water and public sewer
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
$10,299
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
4.12%
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%
$205,980
$206.0K
Cap Rate 7%
$147,129
$147.1K
Cap Rate 9%
$114,433
$114.4K
Market Conditions
NOI Build-Up for 2,000 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
$16.1K $8.04/SF
− Vacancy
−$1.4K −$0.68/SF
EGI
$14.7K $7.36/SF
− OpEx
−$4.4K −$2.21/SF
NOI
$10.3K $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%
$205,980
Cap Rate 7%
$147,129
Cap Rate 9%
$114,433
Alternative Uses
Best Use
Specialty Retail
$505.4K
$442.3K – $589.7K
NOI $35,381 @ 7.0% cap · market cap 14.15%
Second Best
Industrial
$147.1K
$128.7K – $171.7K
NOI $10,299 @ 7.0% cap · market cap 4.12%
Theoretical Best
Multifamily LT 5
$1.53M
$1.34M – $1.79M
NOI $107,171 @ 7.0% cap · market cap 42.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
457
Businesses Nearby
234k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 31%
Shops & Services 30%
Dining 29%
Home Improvements & Furnishings 5%
Walmart
Superstores
73,222 visits/mo
0.2 miles
SONIC Drive In
Dining
20,339 visits/mo
0.3 miles
Murphy USA
Shops & Services
19,104 visits/mo
0.2 miles
Wendy's
Dining
13,377 visits/mo
0.3 miles
Shell
Shops & Services
12,740 visits/mo
0.3 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial kitchen - Roll-up access and secure indoor storage support food truck operations, with zoning that also allows retail use.
Where is this commercial kitchen located?
The property is located at 2822 Martin Luther King Boulevard San Angelo, TX.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Metal roof with frame and stone construction; Single building on a parking lot with fenced, chain‑link perimeter and locked‑gate access; Public water and public sewer
