Flex Space With Loading
New
For Sale
$850,000
59 E 6th Street, San Angelo, TX 76903
COMMERCIAL - San Angelo, TX
Property Size8,500 SF
Lot Size0.23 Acres
Price / SF$100
Days on Market2
Property Features for 59 E 6th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Central Business
Parking features
Parking Lot
Security features
Security Lighting
Subdivision
Miles
Directions
Located next to Concho Valley Transit on the Loop 306 access road just past Chadbourne St.
Standard status
Active
APN
18-34200-0012-008-00
Size
8,500 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
Acres: 0.228 Lot: 5 Thru 10 Blk: 12 Subd: Miles Addition
Legal Description
Acres: 0.228 Lot: 5 Thru 10 Blk: 12 Subd: Miles Addition
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1999
Floors in Building
1
Flooring type
Concrete, Laminate
Building materials
Block
Roof type
Rolled Hot Mop
Listing Agency:
Coldwell Banker Legacy · Coldwell Banker Real Estate
(325) 944-9559
Listed By:
Expect the Max Team
(325) 812-2943
Added: Aug 7
Last Checked: Aug 8 at 6:06PM
MLS# 201897
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 8,500-square-foot flex property at 59 E 6th Street includes multiple large rooms arranged for office, retail, service, or shared occupancy. Several rooms have their own exterior access, supporting separate business operations within the building. Concrete and laminate flooring, block construction, central heating, and central air contribute to the functional interior configuration.
A parking lot serves the property, while the loading area includes an overhead garage door and dedicated warehouse space for receiving, handling, and storage. The building sits along the Loop 306 access road next to public transit, with public water and sewer service. Built in 1999, the property occupies a 0.23-acre lot in San Angelo, Texas.
A parking lot serves the property, while the loading area includes an overhead garage door and dedicated warehouse space for receiving, handling, and storage. The building sits along the Loop 306 access road next to public transit, with public water and sewer service. Built in 1999, the property occupies a 0.23-acre lot in San Angelo, Texas.
Key Highlights
- 8,500 square feet of flex commercial space
- Multiple large rooms with exterior access doors
- Loading dock with overhead garage door
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
$60,665
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
7.14%
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%
$1,213,300
$1.2M
Cap Rate 7%
$866,643
$866.6K
Cap Rate 9%
$674,056
$674.1K
Market Conditions
NOI Build-Up for 8,500 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
$102.0K $12.00/SF
− Vacancy
−$8.7K −$1.02/SF
EGI
$93.3K $10.98/SF
− OpEx
−$32.7K −$3.84/SF
NOI
$60.7K $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%
$1,213,300
Cap Rate 7%
$866,643
Cap Rate 9%
$674,056
Alternative Uses
Best Use
Office B
$1.64M
$1.43M – $1.91M
NOI $114,750 @ 7.0% cap · market cap 13.50%
Second Best
Retail
$1.63M
$1.43M – $1.90M
NOI $114,097 @ 7.0% cap · market cap 13.42%
Theoretical Best
Multifamily LT 5
$6.51M
$5.69M – $7.59M
NOI $455,475 @ 7.0% cap · market cap 53.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,070
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
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?
Flex space - Adaptable layout combines office, retail, service, and storage functions with public-transit access.
Where is this flex space located?
The property is located at 59 E 6th Street San Angelo, TX.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 8,500 square feet of flex commercial space; Multiple large rooms with exterior access doors; Loading dock with overhead garage door
