Operating Retail
For Sale
$1,500,000
4230 Sherwood Way, San Angelo, TX 76901
Commercial Sale, San Angelo, TX
Property Size7,020 SF
Lot Size0.59 Acres
Price / SF$213.68
Days on Market208
Property Features for 4230 Sherwood Way
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
CG
Parking
15
Parking features
Parking Lot
Subdivision
Mer-Way Inc. Consolidated
Directions
NORTH SIDE OF SHERWOOD WAY NEAR THE INTERSECTION OF BUICK AND SHERWOOD WAY. ACROSS FROM MITCHEL BUICK GMC.
Standard status
Active
APN
R000013017
Size
7,020 SF
Lot size
0.59 Acres
Taxes and HOA fees
Tax Description
LEGAL: ACRES: 0.593, LOT: 1 BEING THE SOUTHWESTERLY 100 FEET & BEI, SUBD: MER-WAY INC ADDN CONSOLIDATED. SITUS SHERWOOD WAY 4230
Legal Description
LEGAL: ACRES: 0.593, LOT: 1 BEING THE SOUTHWESTERLY 100 FEET & BEI, SUBD: MER-WAY INC ADDN CONSOLIDATED. SITUS SHERWOOD WAY 4230
Utilities
Utilities
Natural Gas Available
Heating system
Natural Gas, Forced Air, Central
Cooling system
Electric, Central Air
Building Details
Year built
1959
Floors in Building
1
Flooring type
Concrete
Roof type
Metal, Membrane
Listing Agency:
ERA Newlin & Company · ERA Real Estate
(325) 481-0500
Listed By:
Home and Land Group
(325) 212-9451
Added: Mar 4
Changed: Sep 13
Last Checked: Sep 28 at 2:06PM
MLS# 120562
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 operating retail property includes 7,020 square feet on a 0.593-acre site. The building was constructed in 1959 and features concrete flooring, a metal and membrane roof system, natural gas availability, central forced-air heating, and central air conditioning. On-site parking is provided through a dedicated parking lot.
Located at 4230 Sherwood Way in San Angelo, the property is positioned along a corridor reported at 24,000 cars per day. CG zoning supports its commercial retail classification. The site combines an established storefront building with existing parking and core building systems for continued retail use.
Located at 4230 Sherwood Way in San Angelo, the property is positioned along a corridor reported at 24,000 cars per day. CG zoning supports its commercial retail classification. The site combines an established storefront building with existing parking and core building systems for continued retail use.
Key Highlights
- 7,020‑square‑foot retail building on 0.593 acres
- Operating storefront at 4230 Sherwood Way, San Angelo
- Traffic reported at 24,000 cars per day
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
$94,231
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
6.28%
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%
$1,884,620
$1.9M
Cap Rate 7%
$1,346,157
$1.3M
Cap Rate 9%
$1,047,011
$1.0M
Market Conditions
NOI Build-Up for 7,020 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
$143.2K $20.40/SF
− Vacancy
−$8.6K −$1.22/SF
EGI
$134.6K $19.18/SF
− OpEx
−$40.4K −$5.75/SF
NOI
$94.2K $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%
$1,884,620
Cap Rate 7%
$1,346,157
Cap Rate 9%
$1,047,011
Alternative Uses
Best Use
Retail
$1.35M
$1.18M – $1.57M
NOI $94,231 @ 7.0% cap · market cap 6.28%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$5.37M
$4.70M – $6.27M
NOI $376,169 @ 7.0% cap · market cap 25.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
24,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
725
Businesses Nearby
284k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 42%
Shops & Services 22%
Home Improvements & Furnishings 17%
Apparel 12%
Hobby Lobby
Shops & Services
47,902 visits/mo
0.4 miles
The Home Depot
Home Improvements & Furnishings
30,218 visits/mo
0.3 miles
Rosa's Cafe
Dining
28,123 visits/mo
0.2 miles
Cavender's Boot City
Apparel
22,698 visits/mo
0.5 miles
Olive Garden
Dining
20,414 visits/mo
0.4 miles
Demographics for 76901, TX
31,084
Population
13,783
Households
2.3
Avg Household Size
37
Median Age
23%
College-Educated
88%
High-School Grad
346.0 sq mi
ZIP Area
90
Density / Sq Mi
$64,542
Median Household Income
$35,343
Median Earnings
$1,188
Median Rent
$169,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - CG-zoned retail property with parking, concrete flooring, and central heating and cooling.
Where is this storefront property located?
The property is located at 4230 Sherwood Way San Angelo, TX.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 7,020‑square‑foot retail building on 0.593 acres; Operating storefront at 4230 Sherwood Way, San Angelo; Traffic reported at 24,000 cars per day
