Restaurant Property with Event
New
For Sale
$1,300,000
3618 W 2105 Road, San Angelo, TX 76904
Commercial Sale, San Angelo, TX
Property Size5,900 SF
Lot Size1.50 Acres
Price / SF$220.34
Days on Market1
Property Features for 3618 W 2105 Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Zoning description
Limited Commercial
Parking
130
Parking features
Parking Lot, Paved or Surfaced
Security features
Security System
Subdivision
North Concho Lake Est
Directions
Go North of San Angelo on Hwy 87 North to 2105, turn right property on the left.
Standard status
Active
APN
55-58125-2000-001-50
Size
5,900 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Description
Tract 8-1, Southeast 1.500 Acres out of total 6.3640 Acres in tract B-1
Legal Description
Tract 8-1, Southeast 1.500 Acres out of total 6.3640 Acres in tract B-1
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Heat Pump (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Amenities
Private Event room
Building Details
Year built
1981
Floors in Building
1
Flooring type
Laminate, Concrete, Tile
Building materials
Metal Siding, Stone
Roof type
Metal
Listing Agency:
ERA Newlin & Company · ERA Real Estate
(325) 481-0500
Listed By:
Ruben Martinez · License #0429772
(325) 234-1659
Added: Aug 22
Last Checked: Aug 22 at 6:06PM
MLS# 202123
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.
The property includes a 5,900-square-foot operating restaurant on a 1.5-acre parcel. A separate private event room includes a bar and seating capacity for 150 people. Building improvements date to 1981 and feature metal siding, stone, a metal roof, concrete, tile, and laminate flooring. Central air conditioning, central and heat-pump heating, propane, public water, and septic service are in place.
Located at 3618 W 2105 Road in San Angelo, the property carries Commercial zoning and includes a paved parking lot. The restaurant configuration combines primary dining operations with dedicated event space, providing distinct areas for regular service and private functions.
Located at 3618 W 2105 Road in San Angelo, the property carries Commercial zoning and includes a paved parking lot. The restaurant configuration combines primary dining operations with dedicated event space, providing distinct areas for regular service and private functions.
Key Highlights
- 5,900‑square‑foot operating restaurant on 1.5 acres
- Private event room with bar and seating capacity for 150 people
- Commercial zoning
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
$104,373
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
8.03%
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%
$2,087,460
$2.1M
Cap Rate 7%
$1,491,043
$1.5M
Cap Rate 9%
$1,159,700
$1.2M
Market Conditions
NOI Build-Up for 5,900 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
$147.3K $24.96/SF
− Vacancy
−$8.1K −$1.37/SF
EGI
$139.2K $23.59/SF
− OpEx
−$34.8K −$5.90/SF
NOI
$104.4K $17.69/SF
Area
Tom Green County, TX
Vacancy
5.50%
Lease Rate
$24.96 /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%
$2,087,460
Cap Rate 7%
$1,491,043
Cap Rate 9%
$1,159,700
Alternative Uses
Best Use
Specialty Retail
$1.49M
$1.30M – $1.74M
NOI $104,373 @ 7.0% cap · market cap 8.03%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$4.52M
$3.95M – $5.27M
NOI $316,153 @ 7.0% cap · market cap 24.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 76904, TX
36,736
Population
16,812
Households
2.2
Avg Household Size
37
Median Age
35%
College-Educated
95%
High-School Grad
440.8 sq mi
ZIP Area
83
Density / Sq Mi
$79,617
Median Household Income
$45,768
Median Earnings
$1,119
Median Rent
$266,800
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?
Conventional restaurant - Operating restaurant on 1.5 acres with commercial zoning, paved parking, and a private event area with bar service.
Where is this conventional restaurant located?
The property is located at 3618 W 2105 Road San Angelo, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 5,900‑square‑foot operating restaurant on 1.5 acres; Private event room with bar and seating capacity for 150 people; Commercial zoning
