Storefront Property with
For Sale
$430,000
401 W Highland Blvd, San Angelo, TX 76903
Flexible commercial layout includes a showroom, private offices, break room, and two bathrooms.
Property Size2,355 SF
Price / SF$182.59
Days on Market178
Property Features for 401 W Highland Blvd
General Information
Standard status
Active
Size
2,355 SF
Additional Details
Road Access
Yes
Amenities
generous showroom
three private offices
break room
two bathrooms
Listing Agency:
Angelo Home Team
(325) 656-7777
Listed By:
Leslee Fleming/ Rodney Fleming
(325) 656-7777
Source:
Exprealty
Added: Mar 5
Changed: Aug 29
Last Checked: Aug 29 at 10:27PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Angelo Home Team
Investment Insights
Based on property information with market context.
This 2,355-square-foot storefront property offers a functional commercial layout centered on a spacious showroom. The building also includes three private offices, a break room, and two bathrooms, giving the space a defined mix of customer-facing and administrative areas. Interior walls can be moved easily, allowing the configuration to adapt as operational needs change.
Located at 401 W Highland Blvd in San Angelo, the property sits alongside other businesses on a commercially active street. Its storefront format and adaptable interior provide a practical setting for retail or other customer-oriented operations.
Located at 401 W Highland Blvd in San Angelo, the property sits alongside other businesses on a commercially active street. Its storefront format and adaptable interior provide a practical setting for retail or other customer-oriented operations.
Key Highlights
- 2, 355 sq. ft. storefront property at 401 W Highland Blvd
- Spacious showroom for customer‑facing operations
- Three private offices support administrative functions
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
$31,612
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
7.35%
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%
$632,240
$632.2K
Cap Rate 7%
$451,600
$451.6K
Cap Rate 9%
$351,244
$351.2K
Market Conditions
NOI Build-Up for 2,355 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
$48.0K $20.40/SF
− Vacancy
−$2.9K −$1.22/SF
EGI
$45.2K $19.18/SF
− OpEx
−$13.5K −$5.75/SF
NOI
$31.6K $13.42/SF
Area
Tom Green County, TX
Vacancy
6.00%
Lease Rate
$20.40 /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%
$632,240
Cap Rate 7%
$451,600
Cap Rate 9%
$351,244
Alternative Uses
Best Use
Retail
$451.6K
$395.2K – $526.9K
NOI $31,612 @ 7.0% cap · market cap 7.35%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.80M
$1.58M – $2.10M
NOI $126,193 @ 7.0% cap · market cap 29.35%
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
857
Businesses Nearby
46k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 40%
Groceries 34%
Dining 21%
Hotels & Casinos 5%
Stripes
Shops & Services
16,388 visits/mo
0.2 miles
Pinkies
Groceries
15,579 visits/mo
0.3 miles
Denny's
Dining
9,619 visits/mo
0.2 miles
Studio 6
Hotels & Casinos
1,786 visits/mo
0.4 miles
U-Haul
Shops & Services
1,716 visits/mo
0.2 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
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Frequently Asked Questions
What type of property is this?
Storefront property - Flexible commercial layout includes a showroom, private offices, break room, and two bathrooms.
Where is this storefront property located?
The property is located at 401 W Highland Blvd San Angelo, TX.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 2, 355 sq. ft. storefront property at 401 W Highland Blvd; Spacious showroom for customer‑facing operations; Three private offices support administrative functions
