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    E HWY 16 Ten Sleep, WY 82442

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    For Sale
    $4,995,000

    COMMERCIAL - Ten Sleep, WY

    Property size:
    30,000 SF
    Lot size:
    230.00 Acres
    Added:
    Jan 12, 2026
    Days on Market:
    88
    Last Refresh:
    Apr 10 at 4:06 pm

    Property Features for E HWY 16

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    000000000
    Size
    30,000 SF
    Lot size
    230.00 Acres

    Taxes and HOA fees

    Tax Year
    25
    Tax Annual Amount
    9800

    Utilities

    Heating system
    Electric (Heating)
    Water source
    Well

    Building Details

    Building materials
    Log Siding, Wood Siding, Stick Built On Site
    Roof type
    Metal

    We can help!

    Listing Contact
    LiveJacksonHole Livejacksonhole

    Listing agent LiveJacksonHole Livejacksonhole

    Listing office Compass Real Estate PO Box 4897, Jackson, WY

    Listing date Jan 12, 2026

    MLS# 26-36

    Copyright © 2026 Teton Board 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.

    Overview

    Ten Sleep Commercial Opportunity

    This commercial property is located on US Forest Service land near Ten Sleep, WY, and operates under Special Use Permits. The property encompasses 230 acres and features a 30,000 square foot building. The allowable land uses and any use restrictions are determined by the two Special Use Permits associated with the business. Potential business uses include events such as weddings, family reunions, and corporate gatherings. Recreational activities are centered around Meadowlark Lake, offering opportunities for fishing, kayaking, and paddle boarding. The property also includes RV spaces without hookups and trails suitable for hiking and backpacking. Furthermore, there are restaurants with full bars. Note that there is no privately held land associated with this property; all land is owned by the US Forest Service.
    Location Intelligence

    Current Use by Public Records

    Resorts

    Map

    City
    Ten Sleep
    County
    Washakie
    State
    Wyoming
    Longitude
    -107.419534
    Latitude
    44.047468

    Nearby Similar for Sale

    • $1,400,000

      RV Park and Horse Hotel

      Established RV park and horse hotel at Big Horn Mountains.
      96 & 98 2nd St, Ten Sleep, WY 82442
      View Details
    • $180,000

      Storage Units Business Opportunity

      Income-producing storage units near Ten Sleep, Wyoming.
      145 Road 71, Ten Sleep, WY 82442
      View Details

    FAQs

    What type of property is this?
    Resort - Commercial property on US Forest Service land near Meadowlark Lake.
    Where is this resort located?
    The property is located at E HWY 16 Ten Sleep, WY.
    What is the asking price?
    The asking price for this property is $4,995,000.
    What are key features of this property?
    This property features: Special Use Permits allow operation of a business enterprise on US Forest Service land.; Diverse revenue streams from events (weddings, reunions, corporate), recreation, and dining.; Direct access to Meadowlark Lake for fishing, kayaking, and paddle boarding.
    (307) 690-8855
    We can help!
    Listing Contact
    LiveJacksonHole Livejacksonhole
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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