Flex Space with Office
New
For Sale
$139,000
902 E 19th Street, San Angelo, TX 76903
Commercial Sale, San Angelo, TX
Property Size880 SF
Lot Size0.16 Acres
Price / SF$157.95
Days on Market4
Property Features for 902 E 19th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Commercial
Parking features
Parking Lot
Fencing
Fenced
Subdivision
Exall
Standard status
Active
APN
09-22200-0016-014-00
Size
880 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
Legal: Acres: 0.161, Lot:16, Blk: 16, Subd: EXALL ADDITION
Legal Description
Legal: Acres: 0.161, Lot:16, Blk: 16, Subd: EXALL ADDITION
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Building materials
Frame, Stone
Roof type
Composition
Listing Agency:
ERA Newlin & Company · ERA Real Estate
(325) 481-0500
Listed By:
Katherine Martinez · License #0775910
(325) 277-5636
Added: Sep 30
Last Checked: Oct 3 at 6:06AM
MLS# 202583
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.
At 902 E 19th Street, this flex property includes an 880-square-foot office building and a separate suite with its own entrance and restroom. The additional suite can function as a private office or be leased separately. The building dates to 1960 and has frame and stone construction, central air conditioning, and natural gas forced-air heat.
The 0.161-acre parcel is zoned General/Heavy Commercial. A fenced area behind the building offers outdoor space for equipment, service vehicles, trailers, and materials. The site also has a parking lot, public water, and public sewer.
The 0.161-acre parcel is zoned General/Heavy Commercial. A fenced area behind the building offers outdoor space for equipment, service vehicles, trailers, and materials. The site also has a parking lot, public water, and public sewer.
Key Highlights
- General/Heavy Commercial zoning
- Separate office suite with its own entrance and restroom
- 880‑square‑foot office building
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
$11,880
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
8.55%
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%
$237,600
$237.6K
Cap Rate 7%
$169,714
$169.7K
Cap Rate 9%
$132,000
$132.0K
Market Conditions
NOI Build-Up for 880 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
$21.1K $24.00/SF
− Vacancy
−$5.3K −$6.00/SF
EGI
$15.8K $18.00/SF
− OpEx
−$4.0K −$4.50/SF
NOI
$11.9K $13.50/SF
Area
Tom Green County, TX
Vacancy
25.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$237,600
Cap Rate 7%
$169,714
Cap Rate 9%
$132,000
Alternative Uses
Best Use
Office B
$169.7K
$148.5K – $198.0K
NOI $11,880 @ 7.0% cap · market cap 8.55%
Second Best
Flex RnD
$89.7K
$78.5K – $104.7K
NOI $6,281 @ 7.0% cap · market cap 4.52%
Theoretical Best
Multifamily LT 5
$673.6K
$589.4K – $785.9K
NOI $47,155 @ 7.0% cap · market cap 33.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
218
Businesses Nearby
Balanced
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - A fenced rear area and parking lot provide room for equipment, vehicles, trailers, or materials.
Where is this flex space located?
The property is located at 902 E 19th Street San Angelo, TX.
What is the asking price?
The asking price for this property is $139,000.
What are key features of this property?
This property features: General/Heavy Commercial zoning; Separate office suite with its own entrance and restroom; 880‑square‑foot office building
