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    Light Industrial Land with Pipe Yard Title is generated by Realmo AI

    Lot 15 Fear Lane, Big Piney, WY 83113

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    New
    For Sale
    $300,000

    Fenced light industrial land previously used as a pipe yard, offering a secured yard for suitable storage uses.

    Type:Lots and Land / Agricultural Land
    Lot size:
    2.50 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 6 at 3:14 am

    Property Features for Lot 15 Fear Lane

    General Information

    Standard status
    Active
    Lot size
    2.50 Acres
    Property subtype
    Lots and Land / Agricultural Land

    We can help!

    Listing Contact
    Tracy Pape
    Tracy Pape

    Listing agent Tracy Pape License #13023

    Listing office Big Red Real Estate, LLC

    Listing date Jun 2, 2026

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Big Red Real Estate, LLC

    HighLights

    • 2.5‑acre light industrial property previously used as a pipe yard
    • Fenced yard with access year‑round
    • Gravel road access and partial fencing
    • Adjacent to a private area/shop; neighboring lot with the shop is also listed and can be sold separately

    Overview

    The property consists of 2.5 acres of light industrial land that has been used as a pipe yard. The site is fenced, and the fencing is shared with the neighboring lot that includes a shop also listed for sale. The property is available as a standalone offering.

    The listing notes that the neighboring lot and shop “would go well with each other,” while still allowing for separate purchases. This setup may be helpful for buyers looking for either an independent yard site or a combined yard-and-shop configuration.

    For industrial operators and contractors, the prior pipe yard use and fenced yard layout can support storage-focused needs. Buyers who require a secured outdoor area for materials or equipment may find the site practical on its own, with the option to pair with the adjacent shop property if additional enclosed work space is required.
    Location Intelligence

    Current Use by Public Records

    Industrial land

    Map

    City
    Big Piney
    County
    Sublette
    State
    Wyoming
    Longitude
    -110.312
    Latitude
    42.5665

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    FAQs

    What type of property is this?
    Industrial land - Fenced light industrial land previously used as a pipe yard, offering a secured yard for suitable storage uses.
    Where is this industrial land located?
    The property is located at Lot 15 Fear Lane Big Piney, WY.
    What is the asking price?
    The asking price for this property is $300,000.
    What are key features of this property?
    This property features: 2.5‑acre light industrial property previously used as a pipe yard; Fenced yard with access year‑round; Gravel road access and partial fencing
    (307) 276-4900
    We can help!
    Listing Contact
    Tracy Pape
    Tracy Pape
    Real Estate License ID: 13023
    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.

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