Flex Space With
For Sale
Contact for pricing
914-918 Arroyo St, San Angelo, TX 76903
Flexible commercial space combines customer-facing display areas, offices, warehouse functions, and outdoor storage capacity.
Property Size7,500 SF
Lot Size0.55 Acres
Price / SF$93.33
Days on Market103
Property Features for 914-918 Arroyo St
General Information
Standard status
Active
Size
7,500 SF
Lot size
0.55 Acres
Property subtype
INDUSTRIAL
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Clear Height
19 ft
Warehouse Space
3,250 SF
Drive-In Doors
2
Building Details
Buildings
1
Stories
2
Building Size
7,500 SF
Tenancy
Single
Listing Agency:
Steve Eustis Co
(325) 374-1105
Listed By:
Brandon K Sanders · License #506516
(325) 374-1105
Source:
Moodyscre
Added: May 12
Changed: Aug 17
Last Checked: Aug 22 at 12:19PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Steve Eustis Co
Investment Insights
Based on property information with market context.
This flex property combines showroom, office, warehouse, and outdoor storage components within 7,500 SF of improvements on 0.55 acres. The ground floor contains a 1,750 SF customer-facing showroom with an open retail arrangement, grid ceiling, built-in shelving, and an order desk. A 3,250 SF warehouse area occupies the rear and includes approximately 19’ center height and two 12’ x 14’ overhead doors.
The 2,500 SF second level provides three private offices, restroom facilities, and open mezzanine space supported by concrete decking. Exterior improvements include a fenced rear storage area and an adjoining caliche yard suitable for equipment, vehicles, or outdoor inventory. The configuration supports showroom sales, service operations, contracting, light distribution, and warehouse use.
The 2,500 SF second level provides three private offices, restroom facilities, and open mezzanine space supported by concrete decking. Exterior improvements include a fenced rear storage area and an adjoining caliche yard suitable for equipment, vehicles, or outdoor inventory. The configuration supports showroom sales, service operations, contracting, light distribution, and warehouse use.
Key Highlights
- 7,500 SF of total improvements on 0.55 acres
- 1,750 SF front showroom with built‑in shelving, grid ceiling, and order desk
- 3,250 SF warehouse with approximately 19’ center height
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
$53,528
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
7.65%
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%
$1,070,560
$1.1M
Cap Rate 7%
$764,686
$764.7K
Cap Rate 9%
$594,756
$594.8K
Market Conditions
NOI Build-Up for 7,500 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
$90.0K $12.00/SF
− Vacancy
−$7.7K −$1.02/SF
EGI
$82.4K $10.98/SF
− OpEx
−$28.8K −$3.84/SF
NOI
$53.5K $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%
$1,070,560
Cap Rate 7%
$764,686
Cap Rate 9%
$594,756
Alternative Uses
Best Use
Office B
$1.45M
$1.27M – $1.69M
NOI $101,250 @ 7.0% cap · market cap 14.46%
Second Best
Retail
$1.44M
$1.26M – $1.68M
NOI $100,674 @ 7.0% cap · market cap 14.38%
Theoretical Best
Multifamily LT 5
$5.74M
$5.02M – $6.70M
NOI $401,890 @ 7.0% cap · market cap 57.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
19 ft
Clear height
2
Drive-in doors
Single-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
509
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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Similar Off Market Nearby
- The Plated Dish — 2005 Knickerbocker Rd, San Angelo, TX 76904
Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial space combines customer-facing display areas, offices, warehouse functions, and outdoor storage capacity.
Where is this flex space located?
The property is located at 914-918 Arroyo St San Angelo, TX.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 7,500 SF of total improvements on 0.55 acres; 1,750 SF front showroom with built‑in shelving, grid ceiling, and order desk; 3,250 SF warehouse with approximately 19’ center height
