Office Warehouse with Extra
For Sale
$275,000
8 E 11th Street, San Angelo, TX 76903
COMMERCIAL - San Angelo, TX
Property Size3,950 SF
Lot Size0.25 Acres
Price / SF$69.62
Days on Market108
Property Features for 8 E 11th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Commercial
Fencing
Fenced, Chain Link
Subdivision
Miles
Standard status
Active
APN
19-34200-0054-011-00
Size
3,950 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Description
Acres: 0.138 Lot: 12 & 13 & E10 Of 11 Blk: 54 Subd: Miles Addition
Legal Description
Acres: 0.138 Lot: 12 & 13 & E10 Of 11 Blk: 54 Subd: Miles Addition
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1959
Listing Agency:
Scott Allison Real Estate
(325) 949-5575
Listed By:
Todd E Cauthorn · License #0440520
(325) 656-1662
Added: May 7
Changed: Aug 4
Last Checked: Aug 22 at 5:06PM
MLS# 200766
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 office warehouse offers a clean, well-kept structure with an included office area and loft. The building features double doors designed to accommodate drive-through access when needed, supporting flexible use for operations that benefit from straightforward loading or vehicle flow. Recent improvements include a new electric panel.
The property includes an extra lot and is located just off Chadbourne at 8 E 11th Street in San Angelo, Texas.
The office portion totals 560 square feet and includes a loft, providing additional flexibility for an office setup alongside warehouse space.
The property includes an extra lot and is located just off Chadbourne at 8 E 11th Street in San Angelo, Texas.
The office portion totals 560 square feet and includes a loft, providing additional flexibility for an office setup alongside warehouse space.
Key Highlights
- Office warehouse built in 1959
- Central heating and central air conditioning
- 560 sq. ft. office with a loft
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
$24,700
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
8.98%
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%
$494,000
$494.0K
Cap Rate 7%
$352,857
$352.9K
Cap Rate 9%
$274,444
$274.4K
Market Conditions
NOI Build-Up for 3,950 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
$31.8K $8.04/SF
− Vacancy
−$2.7K −$0.68/SF
EGI
$29.1K $7.36/SF
− OpEx
−$4.4K −$1.10/SF
NOI
$24.7K $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%
$494,000
Cap Rate 7%
$352,857
Cap Rate 9%
$274,444
Alternative Uses
Best Use
Office B
$761.8K
$666.6K – $888.8K
NOI $53,325 @ 7.0% cap · market cap 19.39%
Second Best
Flex RnD
$402.7K
$352.4K – $469.9K
NOI $28,191 @ 7.0% cap · market cap 10.25%
Theoretical Best
Multifamily LT 5
$3.02M
$2.65M – $3.53M
NOI $211,662 @ 7.0% cap · market cap 76.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
941
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
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Frequently Asked Questions
What type of property is this?
Flex space - Office warehouse includes a 560-square-foot office with loft and double drive-thru doors, plus an extra lot.
Where is this flex space located?
The property is located at 8 E 11th Street San Angelo, TX.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Office warehouse built in 1959; Central heating and central air conditioning; 560 sq. ft. office with a loft
