4-Unit Quadplex with Separate
For Sale
$415,000
18 American Ln, Gillette, WY 82716
Income Producing, Gillette, WY
Property Size4,044 SF
Lot Size0.26 Acres
Price / SF$102.62
Days on Market96
Property Features for 18 American Ln
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-4
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 2, Bedroom 3, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 7, Bedroom 1, Bedroom 8, Bedroom 5, Bedroom 6
Appliances
Range/Oven, Refrigerator, Dishwasher, Range Oven
Directions
From Kluver Rd, North on Buckskin Dr, Right on Constitution, Left on American Ln.
Subdivision
Heritage Village/Rawhide Sub
Standard status
Active
Size
4,044 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Annual Amount
2576
Amenities
washer and dryer hookups
Building Details
Year built
1980
Number of units
4
Listing Agency:
RE/MAX Professionals · RE/MAX International
(307) 682-6622
Listed By:
Stephanie L. Peralta · License #12444
(307) 299-0347
Added: May 20
Changed: Aug 21
Last Checked: Aug 23 at 7:06AM
MLS# 26-568
Copyright © 2026 Northeast Wyoming REALTORS. 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.
Built in 1980, this 4,044-square-foot quadplex contains four residential units, each with two bedrooms and one bathroom. Individual residences include washer and dryer hookups, along with a range/oven, refrigerator, and dishwasher. Separate metering covers electricity, sewer, and trash, with those charges assigned to the tenants.
The property occupies 0.26 acres at 18 American Ln in Gillette, Wyoming, within R-4 zoning. Its four-unit configuration provides a defined multifamily layout, while the repeated unit mix creates consistency across the building. The property is located in Campbell County and carries a 82716 ZIP code.
The property occupies 0.26 acres at 18 American Ln in Gillette, Wyoming, within R-4 zoning. Its four-unit configuration provides a defined multifamily layout, while the repeated unit mix creates consistency across the building. The property is located in Campbell County and carries a 82716 ZIP code.
Key Highlights
- 4,044‑square‑foot quadplex built in 1980
- Four units, each with 2 bedrooms and 1 bathroom
- Washer and dryer hookups in every unit
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
$33,706
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
8.12%
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%
$674,120
$674.1K
Cap Rate 7%
$481,514
$481.5K
Cap Rate 9%
$374,511
$374.5K
Market Conditions
NOI Build-Up for 4,044 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
$51.0K $12.60/SF
− Vacancy
−$2.8K −$0.69/SF
EGI
$48.2K $11.91/SF
− OpEx
−$14.4K −$3.57/SF
NOI
$33.7K $8.33/SF
Area
Campbell County, WY
Vacancy
5.50%
Lease Rate
$12.60 /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%
$674,120
Cap Rate 7%
$481,514
Cap Rate 9%
$374,511
Alternative Uses
Best Use
Multifamily LT 5
$481.5K
$421.3K – $561.8K
NOI $33,706 @ 7.0% cap · market cap 8.12%
Second Best
Apartment 5plus
$444.6K
$389.0K – $518.7K
NOI $31,122 @ 7.0% cap · market cap 7.50%
Theoretical Best
Specialty Retail
$710.0K
$621.3K – $828.4K
NOI $49,701 @ 7.0% cap · market cap 11.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
56
Businesses Nearby
Explore this area
Business Placement
Demographics for 82716, WY
17,094
Population
7,771
Households
2.2
Avg Household Size
36
Median Age
16%
College-Educated
93%
High-School Grad
1,182.7 sq mi
ZIP Area
14
Density / Sq Mi
$77,169
Median Household Income
$45,276
Median Earnings
$890
Median Rent
$234,700
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Quadplex - Each residence offers two bedrooms, one bathroom, laundry hookups, and a separate utility meter.
Where is this quadplex located?
The property is located at 18 American Ln Gillette, WY.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 4,044‑square‑foot quadplex built in 1980; Four units, each with 2 bedrooms and 1 bathroom; Washer and dryer hookups in every unit
