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    Commercial Development Land with Utilities Title is generated by Realmo AI

    Tract 11 BADLANDS DR, Cheyenne, WY 82007

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    For Sale
    $600,000

    COMMERCIAL - Cheyenne, WY

    Lot size:
    5.00 Acres
    Added:
    Feb 19, 2025
    Days on Market:
    469
    Last Refresh:
    Jun 3 at 10:06 pm

    Property Features for Tract 11 BADLANDS DR

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Lot size
    5.00 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    Cheyenne Power Park: Tract 11

    Utilities

    Water source
    Private

    We can help!

    Listing Contact
    Wendy Volk
    Wendy Volk

    Listing agent Wendy Volk License #3021

    Listing office #1 Properties 6106 Yellowstone Rd, Cheyenne, WY

    Listing date Feb 19, 2025

    MLS# 96169 Listing URL

    Copyright © 2026 Cheyenne 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.

    HighLights

    • Open commercial lot in Cheyenne’s Southern Business Gateway near US 85 (South Greeley Highway)
    • Adjacent High Plains Rd is planned to be paved and will connect to Terry Ranch Rd near I‑25
    • Power available with transformers already on each tract; natural gas at the lot line
    • New city water and sewer stubbed to each lot; water source listed as private
    • PUD zoning allows warehouses, equipment storage, manufacturing, and some residential uses

    Overview

    This offering is an open commercial lot in Cheyenne’s Southern Business Gateway, with some levelling already completed on the tracts. Site infrastructure is in place to support development, including transformers installed on each tract for electrical service, natural gas located in the street at the lot line, and new city water and sewer that have been stubbed to each lot. The property is zoned PUD, which allows a variety of uses including warehouses, equipment storage, manufacturing, and some residential uses.

    The lot is positioned near South Greeley Highway (US 85), with access supported by an expansion to High Plains Road. The adjacent High Plains Road is planned to be paved and will connect to Terry Ranch Rd near I-25 to the west. The area is also noted as being close to major ongoing and planned projects, including the Meta project build underway to the west and the Microsoft campus to the east.

    For buyers and developers, the combination of PUD flexibility and existing utilities can simplify early planning for a range of light industrial and storage-oriented concepts. The site’s demonstrated grading and available service connections make it well-suited for teams looking to move from acquisition into site preparation and permitting with fewer initial utilities hurdles.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cheyenne
    County
    Laramie
    State
    Wyoming
    Longitude
    -104.8062565
    Latitude
    41.0716625

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    FAQs

    What type of property is this?
    Commercial land - Open commercial lot with power, natural gas, and stubbed city water and sewer for PUD-approved development options.
    Where is this commercial land located?
    The property is located at Tract 11 BADLANDS DR Cheyenne, WY.
    What is the asking price?
    The asking price for this property is $600,000.
    What are key features of this property?
    This property features: Open commercial lot in Cheyenne’s Southern Business Gateway near US 85 (South Greeley Highway); Adjacent High Plains Rd is planned to be paved and will connect to Terry Ranch Rd near I‑25; Power available with transformers already on each tract; natural gas at the lot line
    (307) 630-5263
    We can help!
    Listing Contact
    Wendy Volk
    Wendy Volk
    Real Estate License ID: 3021
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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.

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