Industrial Warehouse
For Sale
$2,000,000
4390 I-80 SERVICE RD, Cheyenne, WY 82009
Commercial/Industrial, Cheyenne, WY
Property Size26,028 SF
Lot Size15.00 Acres
Price / SF$76.84
Days on Market764
Property Features for 4390 I-80 SERVICE RD
General Information
Property type
Commercial Sale
Property subtype
Other
Appliances
Building, Land
Subdivision
LARAMIE
Standard status
Active
Size
26,028 SF
Lot size
15.00 Acres
Taxes and HOA fees
Tax Year
2021
Tax Description
Aspen Hills 2nd Filing: Tract 1
Legal Description
Aspen Hills 2nd Filing: Tract 1
Building Details
Year built
2002
Building materials
Steel
Roof type
Metal
Listing Agency:
#1 Properties
(307) 634-2222
Listed By:
Jim Weaver · License #10624
(307) 630-5161
Added: Aug 2, 2024
Changed: Aug 19
Last Checked: Sep 4 at 8:06PM
MLS# 94324
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 industrial warehouse property includes two steel buildings totaling 26,028 square feet on 15 acres. The larger building contains 18,000 square feet, while the second building provides an additional 8,000 square feet. Built in 2002, the improvements feature metal roofing and a 75 x 20 large door on the east side of the larger structure.
The property is located at 4390 I-80 Service Rd in Cheyenne, Wyoming, within Laramie County. The site is available for sale and is also offered for lease.
The property is located at 4390 I-80 Service Rd in Cheyenne, Wyoming, within Laramie County. The site is available for sale and is also offered for lease.
Key Highlights
- Two‑building industrial property totaling 26,028 square feet
- 15‑acre site at 4390 I‑80 Service Rd, Cheyenne, WY 82009
- Larger building measures 18,000 square feet; second building measures 8,000 square feet
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
$179,521
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
8.98%
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%
$3,590,420
$3.6M
Cap Rate 7%
$2,564,586
$2.6M
Cap Rate 9%
$1,994,678
$2.0M
Market Conditions
NOI Build-Up for 26,028 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
$262.4K $10.08/SF
− Vacancy
−$51.2K −$1.97/SF
EGI
$211.2K $8.11/SF
− OpEx
−$31.7K −$1.22/SF
NOI
$179.5K $6.90/SF
Area
Laramie County, WY
Vacancy
19.50%
Lease Rate
$10.08 /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%
$3,590,420
Cap Rate 7%
$2,564,586
Cap Rate 9%
$1,994,678
Alternative Uses
Best Use
Warehouse
$2.56M
$2.24M – $2.99M
NOI $179,521 @ 7.0% cap · market cap 8.98%
Second Best
Industrial
$2.11M
$1.85M – $2.46M
NOI $147,841 @ 7.0% cap · market cap 7.39%
Theoretical Best
Retail
$4.27M
$3.73M – $4.98M
NOI $298,557 @ 7.0% cap · market cap 14.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 82009, WY
35,700
Population
15,361
Households
2.3
Avg Household Size
44
Median Age
41%
College-Educated
96%
High-School Grad
1,277.8 sq mi
ZIP Area
28
Density / Sq Mi
$102,727
Median Household Income
$57,157
Median Earnings
$1,106
Median Rent
$415,000
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Warehouse - Steel warehouse improvements on a substantial industrial parcel with oversized east-side access.
Where is this warehouse located?
The property is located at 4390 I-80 SERVICE RD Cheyenne, WY.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Two‑building industrial property totaling 26,028 square feet; 15‑acre site at 4390 I‑80 Service Rd, Cheyenne, WY 82009; Larger building measures 18,000 square feet; second building measures 8,000 square feet
