MLS# 1873873 – 455 S Oaks, San Angelo, TX 76903

Located in San Angelo’s dynamic and growing downtown, 455 S Oakes St presents a rare investment opportunity combining size, historical character, favorable zoning, and economic incentives. Originally constructed in 1960, this former Foremost Milk Ice Cream processing facility retains its unique industrial charm and offers exceptional redevelopment potential. The property spans 0.544 acres and includes a two-story building totaling 12,629 sq ft. The first floor (approx. 11,014 sq ft) contains 10 rooms, ideal for office, creative, or flexible commercial uses. The second floor (1,615 sq ft) includes 7 additional rooms, well-suited for boutique workspaces, studios, or executive suites. Architectural elements such as stainless steel high ceilings, tile/concrete walls and floors, and metal vaults underscore the building’s historic utility and lend themselves to innovative design adaptation. Zoned OW (Office-Warehouse) District, the property permits a wide variety of uses including office-warehouse integrations, small-scale wholesale, self-storage, screened outdoor storage, and mobile food units, greatly expanding its commercial viability. Zoning details Further enhancing its appeal, the property is located within the Cultural District Overlay, promoting development aligned with arts, dining, entertainment, and tourism. Projects compatible with this overlay benefit from increased design flexibility and streamlined development support. More info This site also lies in a Tax Increment Reinvestment Zone (TIRZ), unlocking potential financial incentives for eligible redevelopment. Projects may also qualify for support under the South Incentives Policy, which provides additional economic benefits for revitalization efforts. TIRZ info South Incentives The location is unmatched-surrounded by the San Angelo Museum of Fine Arts, Concho River Walk, RiverStage Outdoor Pavilion, Fort Concho Historical Site, Old Town San Angelo, and the Farmers Market. The area hosts major cultural events including the annual July 4th Pops Concert, drawing over 20,000 attendees, along with seasonal festivals and markets. San Angelo continues to thrive as a cultural and economic hub, supported by Goodfellow Air Force Base, Angelo State University, Shannon Medical Center, and ample recreational opportunities at nearby lakes and parks. With a vision for adaptive reuse, this property could mirror the success of developments like San Antonio’s Pearl District, Blue Star Arts Complex, Austin’s Fairground Food Hall, or Dallas’ West Village. Whether you’re envisioning creative workspaces, a destination food and retail hub, self-storage with a cultural twist, or a unique live/work development, 455 S Oakes St offers the zoning, incentives, and character to make it happen.