Flex Space with Dual Bay
New
For Sale
$220,000
330 N Main Street, San Angelo, TX 76903
Commercial Sale, San Angelo, TX
Property Size1,680 SF
Lot Size0.23 Acres
Price / SF$130.95
Days on Market2
Property Features for 330 N Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
Central Business
Parking features
Parking Lot, Carport
Subdivision
Frary
Standard status
Active
APN
R000020975
Size
1,680 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
Acres: 0.230 Blk: 11 Subd: Frary Addition The North 100 Feet Of Lots 1 & 2
Legal Description
Acres: 0.230 Blk: 11 Subd: Frary Addition The North 100 Feet Of Lots 1 & 2
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Flooring type
Concrete, Vinyl
Building materials
Block, Brick
Roof type
Membrane
Listing Agency:
Coldwell Banker Legacy · Coldwell Banker Real Estate
(325) 944-9559
Listed By:
Kane Harris · License #0691377
(979) 204-7067
Added: Aug 24
Changed: Aug 25
Last Checked: Aug 25 at 7:06AM
MLS# 202141
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 1,680-square-foot flex property occupies a 0.23-acre corner lot and combines office and work-oriented space. The interior includes a large office, a possible second office, a waiting room, one bathroom, and a broad work area. Two 12-foot overhead doors serve the work area, which features 16-foot ceilings. Block and brick construction, concrete and vinyl flooring, and a membrane roof are included in the property details.
The property is positioned along Main and Pulliam streets in San Angelo, with covered front parking or waiting space and perimeter parking. Public water and public sewer serve the site. Commercial zoning supports the existing office-and-work-area configuration, while carport and parking-lot areas provide on-site vehicle accommodation. The building was constructed in 1950, and a commercial-type roof is identified for 2026.
The property is positioned along Main and Pulliam streets in San Angelo, with covered front parking or waiting space and perimeter parking. Public water and public sewer serve the site. Commercial zoning supports the existing office-and-work-area configuration, while carport and parking-lot areas provide on-site vehicle accommodation. The building was constructed in 1950, and a commercial-type roof is identified for 2026.
Key Highlights
- 1,680‑square‑foot flex property on a 0.23‑acre corner lot
- Two 12' overhead bay doors and 16' ceilings in the work area
- Interior includes office space, possible second office, waiting room, bathroom, and work area
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
$11,990
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
5.45%
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%
$239,800
$239.8K
Cap Rate 7%
$171,286
$171.3K
Cap Rate 9%
$133,222
$133.2K
Market Conditions
NOI Build-Up for 1,680 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
$20.2K $12.00/SF
− Vacancy
−$1.7K −$1.02/SF
EGI
$18.4K $10.98/SF
− OpEx
−$6.5K −$3.84/SF
NOI
$12.0K $7.14/SF
Area
Tom Green County, TX
Vacancy
8.50%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
35.00%
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%
$239,800
Cap Rate 7%
$171,286
Cap Rate 9%
$133,222
Alternative Uses
Best Use
Office B
$324.0K
$283.5K – $378.0K
NOI $22,680 @ 7.0% cap · market cap 10.31%
Second Best
Flex RnD
$171.3K
$149.9K – $199.8K
NOI $11,990 @ 7.0% cap · market cap 5.45%
Theoretical Best
Multifamily LT 5
$1.29M
$1.13M – $1.50M
NOI $90,023 @ 7.0% cap · market cap 40.92%
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
1,393
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercially zoned property combines office areas, customer waiting space, and a substantial work area.
Where is this flex space located?
The property is located at 330 N Main Street San Angelo, TX.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: 1,680‑square‑foot flex property on a 0.23‑acre corner lot; Two 12' overhead bay doors and 16' ceilings in the work area; Interior includes office space, possible second office, waiting room, bathroom, and work area
