Building Details

Year built 1979

Flooring type Concrete, Tile

Building materials Frame

Roof type Metal

Listing Agency: Scott Allison Real Estate g***@sallison.com Show Phone

Listed By: Todd E Cauthorn · License #0440520 Show Phone

Added: Jul 11 Changed: Sep 13 Last Checked: Sep 28 at 2:06PM

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MLS# 200499

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 7,040-square-foot manufacturing property occupies 0.6 acres and includes a shop area with reinforced concrete flooring, three-phase power, foam insulation, and doors positioned at opposite ends of the building. The improvements also contain two-bedroom, one-and-a-half-bath living quarters, along with tile and concrete flooring. Constructed in 1979, the frame building has a metal roof, central air conditioning, electric cooling, and central, forced-air, natural-gas heating.

The property is located at 8470 Loop 570 in Wall, Texas, within downtown Wall. A parking lot serves the site, while water is provided by a well and wastewater service by a septic tank.

Key Highlights

• 7,040‑square‑foot manufacturing property on 0.6 acres
• Reinforced concrete floors and three‑phase power
• Foam insulation with doors at opposite ends of the shop

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

$44,022

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

8.89%

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%

$880,440 $880.4K

Cap Rate 7%

$628,886 $628.9K

Cap Rate 9%

$489,133 $489.1K

Market Conditions

NOI Build-Up for 7,040 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

$56.6K $8.04/SF

− Vacancy

−$4.8K −$0.68/SF

EGI

$51.8K $7.36/SF

− OpEx

−$7.8K −$1.10/SF

NOI

$44.0K $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%

$880,440

Cap Rate 7%

$628,886

Cap Rate 9%

$489,133

Alternative Uses

Best Use

Warehouse

$628.9K

$550.3K – $733.7K (±1% cap)

NOI $44,022 @ 7.0% cap · market cap 8.89%

Second Best

Industrial

$517.9K

$453.2K – $604.2K (±1% cap)

NOI $36,253 @ 7.0% cap · market cap 7.32%

Theoretical Best

Multifamily LT 5

$5.39M

$4.72M – $6.29M (±1% cap)

NOI $377,240 @ 7.0% cap · market cap 76.21%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

ThinkSynthetics AMSOIL Dealer Oil Wholesaler Injected Motorsports Auto Repair Shop

Suggested Use

Top Pick Parking Lot & Garage Big Box & Wholesale Store Auto Repair Shop Bar & Pub Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

27

Businesses Nearby

Explore this area Business Placement

Demographics for 76957, TX

68

Population

48

Households

1.4

Avg Household Size

37

Median Age

22%

College-Educated

100%

High-School Grad

0.3 sq mi

ZIP Area

227

Density / Sq Mi

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this manufacturing properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Manufacturing property - Industrial facility with reinforced concrete floors, three-phase power, and on-site living quarters.

Where is this manufacturing property located?

The property is located at 8470 Loop 570 Wall, TX.

What is the asking price?

The asking price for this property is $495,000.

What are key features of this property?

This property features: 7,040‑square‑foot manufacturing property on 0.6 acres; Reinforced concrete floors and three‑phase power; Foam insulation with doors at opposite ends of the shop