Self-Storage Facility on Double
For Sale
$713,000
3852 Salt Creek Hwy, Bar Nunn, WY 82601
Established storage property offers varied unit sizes for household goods, business inventory, and recreational equipment.
Property Size3,000 SF
Lot Size0.38 Acres
Price / SF$237.67
Days on Market16
Property Features for 3852 Salt Creek Hwy
General Information
Standard status
Active
Size
3,000 SF
Lot size
0.38 Acres
Additional Details
Self-Storage Units
22
Taxes and HOA fees
Annual Taxes
$958
Building Details
Year Built
2009
Listing Agency:
Coldwell Banker The Legacy Group
(208) 720-2554
Listed By:
Kris Galles
(208) 720-2554
Source:
Exprealty
Added: Jul 27
Changed: Aug 11
Last Checked: Aug 11 at 5:18AM
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 Legacy Group
Investment Insights
Based on property information with market context.
Built in 2009, this self-storage facility contains 3,000 square feet and 22 units configured in sizes from 5' x 10' through 10' x 20'. The unit mix accommodates household belongings, business inventory, and recreational equipment, providing a range of storage options within one property.
The facility occupies a 0.38-acre double lot and is being sold together with 3785 Salt Creek Hwy. Additional land offers flexibility for a future storage building or outdoor storage for RVs, boats, trailers, or vehicles. The property is positioned as an income-producing self-storage asset with existing operations and expansion capability.
The facility occupies a 0.38-acre double lot and is being sold together with 3785 Salt Creek Hwy. Additional land offers flexibility for a future storage building or outdoor storage for RVs, boats, trailers, or vehicles. The property is positioned as an income-producing self-storage asset with existing operations and expansion capability.
Key Highlights
- 3,000‑square‑foot self‑storage facility built in 2009
- 22 storage units ranging from 5' x 10' to 10' x 20'
- Located on a 0.38‑acre double lot
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
$23,688
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
3.32%
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%
$473,760
$473.8K
Cap Rate 7%
$338,400
$338.4K
Cap Rate 9%
$263,200
$263.2K
Market Conditions
NOI Build-Up for 3,000 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
$36.0K $12.00/SF
− Vacancy
−$2.2K −$0.72/SF
EGI
$33.8K $11.28/SF
− OpEx
−$10.2K −$3.38/SF
NOI
$23.7K $7.90/SF
Area
Natrona County, WY
Vacancy
6.00%
Lease Rate
$12.00 /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%
$473,760
Cap Rate 7%
$338,400
Cap Rate 9%
$263,200
Alternative Uses
Best Use
Self Storage
$338.4K
$296.1K – $394.8K
NOI $23,688 @ 7.0% cap · market cap 3.32%
Second Best
Warehouse
$243.4K
$213.0K – $284.0K
NOI $17,038 @ 7.0% cap · market cap 2.39%
Theoretical Best
Office A
$669.8K
$586.1K – $781.4K
NOI $46,886 @ 7.0% cap · market cap 6.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 82601, WY
27,180
Population
12,967
Households
2.1
Avg Household Size
37
Median Age
27%
College-Educated
93%
High-School Grad
478.8 sq mi
ZIP Area
57
Density / Sq Mi
$68,526
Median Household Income
$40,658
Median Earnings
$856
Median Rent
$244,200
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Established storage property offers varied unit sizes for household goods, business inventory, and recreational equipment.
Where is this self storage facility located?
The property is located at 3852 Salt Creek Hwy Bar Nunn, WY.
What is the asking price?
The asking price for this property is $713,000.
What are key features of this property?
This property features: 3,000‑square‑foot self‑storage facility built in 2009; 22 storage units ranging from 5' x 10' to 10' x 20'; Located on a 0.38‑acre double lot
