Mixed-Use Property with
For Sale
$1,100,000
370 Hwy 50, Gillette, WY 82718
Commercial Sale, Gillette, WY
Property Size4,224 SF
Lot Size2.98 Acres
Price / SF$260.42
Days on Market288
Property Features for 370 Hwy 50
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-O
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Directions
South on Hwy 50, past Force Rd intersection, right off of Hwy 50
Subdivision
GIL - Commercial - Rural
Standard status
Active
Size
4,224 SF
Lot size
2.98 Acres
Taxes and HOA fees
Tax Annual Amount
3866
Amenities
full landscaping
tranquil pond with waterfall
charming gazebo
Building Details
Year built
1982
Listing Agency:
ERA Priority Real Estate · ERA Real Estate
(307) 686-9200
Listed By:
Stephanie Bryce · License #16020
(307) 686-9200
Added: Nov 14, 2025
Changed: Aug 26
Last Checked: Aug 29 at 9:06AM
MLS# 25-3098
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 mixed-use property spans 2.98 acres and includes a ranch-style home with 3 bedrooms, 2 bathrooms, 2 kitchens, basement space, substantial storage, and a 2-car attached garage. Built in 1982, the residence has kitchen facilities on both levels.
Commercial improvements include a 2,888-square-foot shop with 220 power, a 364-square-foot shed, and 1,568 square feet of retail and storage space. The retail/storage building also includes a 28-by-28 garage. Outdoor improvements include landscaped grounds, a pond with waterfall, and a gazebo. The property is zoned C-O and addressed on Hwy 50 in Gillette, Wyoming.
Commercial improvements include a 2,888-square-foot shop with 220 power, a 364-square-foot shed, and 1,568 square feet of retail and storage space. The retail/storage building also includes a 28-by-28 garage. Outdoor improvements include landscaped grounds, a pond with waterfall, and a gazebo. The property is zoned C-O and addressed on Hwy 50 in Gillette, Wyoming.
Key Highlights
- 2.98‑acre C‑O‑zoned mixed‑use property
- Ranch‑style home with 3 bedrooms, 2 bathrooms, and 2 kitchens
- 2,888‑square‑foot shop with 220 power
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
$48,452
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
4.40%
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%
$969,040
$969.0K
Cap Rate 7%
$692,171
$692.2K
Cap Rate 9%
$538,356
$538.4K
Market Conditions
NOI Build-Up for 4,224 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
$78.6K $18.60/SF
− Vacancy
−$9.3K −$2.21/SF
EGI
$69.2K $16.39/SF
− OpEx
−$20.8K −$4.92/SF
NOI
$48.5K $11.47/SF
Area
Campbell County, WY
Vacancy
11.90%
Lease Rate
$18.60 /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%
$969,040
Cap Rate 7%
$692,171
Cap Rate 9%
$538,356
Alternative Uses
Best Use
Retail
$692.2K
$605.7K – $807.5K
NOI $48,452 @ 7.0% cap · market cap 4.40%
Second Best
Mixed Use
$488.8K
$427.7K – $570.2K
NOI $34,214 @ 7.0% cap · market cap 3.11%
Theoretical Best
Specialty Retail
$741.6K
$648.9K – $865.2K
NOI $51,913 @ 7.0% cap · market cap 4.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 82718, WY
25,764
Population
10,228
Households
2.5
Avg Household Size
34
Median Age
27%
College-Educated
92%
High-School Grad
1,596.8 sq mi
ZIP Area
16
Density / Sq Mi
$104,454
Median Household Income
$51,047
Median Earnings
$1,042
Median Rent
$289,900
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.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C-O-zoned property combines a ranch-style residence with multiple work and storage buildings.
Where is this mixed-use property located?
The property is located at 370 Hwy 50 Gillette, WY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 2.98‑acre C‑O‑zoned mixed‑use property; Ranch‑style home with 3 bedrooms, 2 bathrooms, and 2 kitchens; 2,888‑square‑foot shop with 220 power
