Corner Warehouse with
For Sale
$1,200,000
4020 Sul Ross Street, San Angelo, TX 76904
COMMERCIAL - San Angelo, TX
Property Size10,788 SF
Lot Size0.95 Acres
Price / SF$111.23
Days on Market172
Property Features for 4020 Sul Ross Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
commercial
Parking features
Parking Lot
Fencing
Fenced
Subdivision
College Hills
Standard status
Active
APN
24-44700-0001-011-20
Size
10,788 SF
Lot size
0.95 Acres
Utilities
Heating system
Radiant, Electric (Heating)
Building Details
Year built
1984
Floors in Building
1
Flooring type
Concrete
Building materials
Concrete
Roof type
Metal
Listing Agency:
ERA Newlin & Company · ERA Real Estate
(325) 481-0500
Listed By:
Rusty Bartholomeo · License #0714849
(325) 315-4513
Added: Mar 4
Changed: Aug 4
Last Checked: Aug 23 at 3:06AM
MLS# 130261
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 warehouse property contains 10,788 square feet on a 0.946-acre site and was built in 1984. Concrete construction, concrete flooring, a metal roof, and radiant and electric heating serve the building, while fenced grounds and a parking lot support the property’s physical configuration.
The property is positioned at the corner of Sunset and Sul Ross in San Angelo, with an address of 4020 Sul Ross Street. Commercial zoning and the existing full lease provide key operating facts for review by prospective owners. The site’s building and land components offer a straightforward commercial holding with established occupancy.
The property is positioned at the corner of Sunset and Sul Ross in San Angelo, with an address of 4020 Sul Ross Street. Commercial zoning and the existing full lease provide key operating facts for review by prospective owners. The site’s building and land components offer a straightforward commercial holding with established occupancy.
Key Highlights
- 10,788 square feet on a 0.946‑acre site
- Fully leased warehouse property
- Corner location at Sunset and Sul Ross
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
$67,459
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
5.62%
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%
$1,349,180
$1.3M
Cap Rate 7%
$963,700
$963.7K
Cap Rate 9%
$749,544
$749.5K
Market Conditions
NOI Build-Up for 10,788 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
$86.7K $8.04/SF
− Vacancy
−$7.4K −$0.68/SF
EGI
$79.4K $7.36/SF
− OpEx
−$11.9K −$1.10/SF
NOI
$67.5K $6.25/SF
Area
Tom Green County, TX
Vacancy
8.50%
Lease Rate
$8.04 /SF/Yr
Expense Ratio
15.00%
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%
$1,349,180
Cap Rate 7%
$963,700
Cap Rate 9%
$749,544
Alternative Uses
Best Use
Warehouse
$963.7K
$843.2K – $1.12M
NOI $67,459 @ 7.0% cap · market cap 5.62%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$8.26M
$7.23M – $9.63M
NOI $578,078 @ 7.0% cap · market cap 48.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,005
Businesses Nearby
Balanced
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 Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Fully leased commercial property with fenced grounds and on-site parking.
Where is this warehouse located?
The property is located at 4020 Sul Ross Street San Angelo, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 10,788 square feet on a 0.946‑acre site; Fully leased warehouse property; Corner location at Sunset and Sul Ross
