Commercial Land with Existing
New
For Sale
$2,500,000
2606 E LINCOLNWAY, Cheyenne, WY 82001
Commercial/Industrial, Cheyenne, WY
Property Size7,054 SF
Lot Size1.50 Acres
Price / SF$354.41
Days on Market1
Property Features for 2606 E LINCOLNWAY
General Information
Property type
Commercial Sale
Property subtype
Other
Appliances
Building, Land
Subdivision
LARAMIE
Standard status
Active
Size
7,054 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SMALLEY SUBDIVISION: LOT 1 & 2 BLOCK 1
Tax Annual Amount
6484
Legal Description
SMALLEY SUBDIVISION: LOT 1 & 2 BLOCK 1
Building Details
Year built
1954
Building materials
Block
Roof type
Membrane
Listing Agency:
#1 Properties
(307) 634-2222
Listed By:
Dave Coleman · License #12697
(307) 214-6009
Added: Sep 4
Last Checked: Sep 4 at 5:06PM
MLS# 102013
Copyright © 2026 Cheyenne MLS. 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 commercial land offering includes a 7,054-square-foot building constructed in 1954. The existing structure features block construction and a membrane roof, providing an established physical improvement on the parcel.
The property is positioned near East Lincolnway and Hot Springs in Cheyenne, with an estimated combined traffic count of approximately 21,000 vehicles per day. Its commercial setting supports consideration of retail, restaurant, and other commercial development concepts, subject to applicable approvals.
The property is positioned near East Lincolnway and Hot Springs in Cheyenne, with an estimated combined traffic count of approximately 21,000 vehicles per day. Its commercial setting supports consideration of retail, restaurant, and other commercial development concepts, subject to applicable approvals.
Key Highlights
- 7,054‑square‑foot existing building
- Approximately 21,000 vehicles per day at the nearby intersection
- 1.5‑acre commercial parcel
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
$80,914
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
3.24%
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%
$1,618,280
$1.6M
Cap Rate 7%
$1,155,914
$1.2M
Cap Rate 9%
$899,044
$899.0K
Market Conditions
NOI Build-Up for 7,054 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
$131.2K $18.60/SF
− Vacancy
−$15.6K −$2.21/SF
EGI
$115.6K $16.39/SF
− OpEx
−$34.7K −$4.92/SF
NOI
$80.9K $11.47/SF
Area
Laramie County, WY
Vacancy
11.90%
Lease Rate
$18.60 /SF/Yr
Expense Ratio
30.00%
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%
$1,618,280
Cap Rate 7%
$1,155,914
Cap Rate 9%
$899,044
Alternative Uses
Best Use
Retail
$1.16M
$1.01M – $1.35M
NOI $80,914 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
754
Businesses Nearby
Explore this area
Business Placement
Demographics for 82001, WY
37,528
Population
17,977
Households
2.1
Avg Household Size
36
Median Age
32%
College-Educated
95%
High-School Grad
55.1 sq mi
ZIP Area
681
Density / Sq Mi
$74,149
Median Household Income
$45,456
Median Earnings
$1,044
Median Rent
$291,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Commercial parcel with an existing building near the intersection of East Lincolnway and Hot Springs.
Where is this commercial land located?
The property is located at 2606 E LINCOLNWAY Cheyenne, WY.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 7,054‑square‑foot existing building; Approximately 21,000 vehicles per day at the nearby intersection; 1.5‑acre commercial parcel
