Industrial Warehouse with
For Sale
$1,600,000
265 Northamerican Rd, Cheyenne, WY 82007
Warehouse includes office space, loading dock doors, a 12’ overhead door, fenced yard, and paved parking.
Property Size9,120 SF
Price / SF$175.44
Days on Market63
Property Features for 265 Northamerican Rd
General Information
Standard status
Active
Size
9,120 SF
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Dock-High Doors
3
Taxes and HOA fees
Annual Taxes
$4,332
Listing Agency:
Coldwell Banker, The Property Exchange
(307) 632-6481
Listed By:
Ben Trautwein · License #1196
(307) 286-7112
Source:
Exprealty
Added: Jul 6
Changed: Aug 21
Last Checked: Sep 5 at 1:12PM
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 Coldwell Banker, The Property Exchange
Investment Insights
Based on property information with market context.
This commercial industrial property includes a warehouse with attached office space, totaling 9,120 SF. The office area features restrooms, and the facility is supported by three loading dock doors plus one 12’ overhead door. The site also includes a fully fenced lot and a paved parking area.
Located in Harper Valley Industrial Park, the property offers convenient access to East Lincolnway and Interstates I-25 and I-80, supporting day-to-day receiving and distribution needs.
The space is described as suitable for a range of business uses, including distribution, manufacturing, warehouse operations, or storage, depending on the operational requirements.
Located in Harper Valley Industrial Park, the property offers convenient access to East Lincolnway and Interstates I-25 and I-80, supporting day-to-day receiving and distribution needs.
The space is described as suitable for a range of business uses, including distribution, manufacturing, warehouse operations, or storage, depending on the operational requirements.
Key Highlights
- ±9,120 SF warehouse with ±1,568 SF office space and restrooms
- Three loading dock doors plus one 12’ overhead door
- Fully fenced lot with paved parking area
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
$62,903
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
3.93%
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%
$1,258,060
$1.3M
Cap Rate 7%
$898,614
$898.6K
Cap Rate 9%
$698,922
$698.9K
Market Conditions
NOI Build-Up for 9,120 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
$91.9K $10.08/SF
− Vacancy
−$17.9K −$1.97/SF
EGI
$74.0K $8.11/SF
− OpEx
−$11.1K −$1.22/SF
NOI
$62.9K $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%
$1,258,060
Cap Rate 7%
$898,614
Cap Rate 9%
$698,922
Alternative Uses
Best Use
Warehouse
$898.6K
$786.3K – $1.05M
NOI $62,903 @ 7.0% cap · market cap 3.93%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$1.49M
$1.31M – $1.74M
NOI $104,612 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Dock-high doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
137
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 82007, WY
21,249
Population
9,542
Households
2.2
Avg Household Size
35
Median Age
16%
College-Educated
89%
High-School Grad
193.8 sq mi
ZIP Area
110
Density / Sq Mi
$55,461
Median Household Income
$35,537
Median Earnings
$1,120
Median Rent
$218,400
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.
Similar Off Market Nearby
- U-Pack — 2800 W Lincolnway, Cheyenne, WY 82001
- Johnson Storage & Moving — 265 N American Rd, Cheyenne, WY 82007
- North American Van Lines — 220 Evelyn St Suite 100, Cheyenne, WY 82007
- New Frontier Self Storage - Southwest — 308 Southwest Dr, Cheyenne, WY 82007
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse includes office space, loading dock doors, a 12’ overhead door, fenced yard, and paved parking.
Where is this warehouse located?
The property is located at 265 Northamerican Rd Cheyenne, WY.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: ±9,120 SF warehouse with ±1,568 SF office space and restrooms; Three loading dock doors plus one 12’ overhead door; Fully fenced lot with paved parking area
