Flex Industrial Property with
For Sale
$799,000
3250 Hackathorn Ln, Gillette, WY 82716
Commercial Sale, Gillette, WY
Property Size7,555 SF
Lot Size4.33 Acres
Price / SF$105.76
Days on Market50
Property Features for 3250 Hackathorn Ln
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I-2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Directions
From Hwy 14-16 heading to airport, turn right on Gold Rd. Property is on the right at intersection of Hackathorn Ln and Gold Rd.
Subdivision
GIL - Industrial - City
Standard status
Active
Size
7,555 SF
Lot size
4.33 Acres
Taxes and HOA fees
Tax Annual Amount
5135
Building Details
Year built
1974
Listing Agency:
ERA Priority Real Estate · ERA Real Estate
(307) 686-9200
Listed By:
Pat Olson · License #16353
(701) 361-8065
Added: Jul 10
Last Checked: Aug 28 at 4:06PM
MLS# 26-813
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.
This flex industrial property includes a 7,555-square-foot office component and a 2,880-square-foot shop measuring 40 by 72 feet. The shop has 16-foot sidewalls, tall overhead doors, and Reznor LP heaters, providing finished industrial workspace for business operations, equipment storage, or fleet-related needs.
The property encompasses 4.33 acres at 3250 Hackathorn Ln in Gillette, Wyoming. It is zoned I-2 for heavy industrial use and offers access to Hwy 14-16 and Northern Drive. Built in 1974, the improvements also include two bathrooms.
The property encompasses 4.33 acres at 3250 Hackathorn Ln in Gillette, Wyoming. It is zoned I-2 for heavy industrial use and offers access to Hwy 14-16 and Northern Drive. Built in 1974, the improvements also include two bathrooms.
Key Highlights
- I‑2 zoning for heavy industrial use
- 4.33‑acre property at 3250 Hackathorn Ln, Gillette, WY 82716
- 7,555 SF office component
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
$54,763
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
6.85%
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%
$1,095,260
$1.1M
Cap Rate 7%
$782,329
$782.3K
Cap Rate 9%
$608,478
$608.5K
Market Conditions
NOI Build-Up for 7,555 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
$76.2K $10.08/SF
− Vacancy
−$11.7K −$1.55/SF
EGI
$64.4K $8.53/SF
− OpEx
−$9.7K −$1.28/SF
NOI
$54.8K $7.25/SF
Area
Campbell County, WY
Vacancy
15.40%
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%
$1,095,260
Cap Rate 7%
$782,329
Cap Rate 9%
$608,478
Alternative Uses
Best Use
Office B
$1.06M
$924.3K – $1.23M
NOI $73,945 @ 7.0% cap · market cap 9.25%
Second Best
Warehouse
$782.3K
$684.5K – $912.7K
NOI $54,763 @ 7.0% cap · market cap 6.85%
Theoretical Best
Specialty Retail
$1.33M
$1.16M – $1.55M
NOI $92,851 @ 7.0% cap · market cap 11.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Well-served
Demand for This Use
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 Office 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?
Flex space - I-2-zoned property combines office space with a fully finished shop and tall overhead doors.
Where is this flex space located?
The property is located at 3250 Hackathorn Ln Gillette, WY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: I‑2 zoning for heavy industrial use; 4.33‑acre property at 3250 Hackathorn Ln, Gillette, WY 82716; 7,555 SF office component
