Two-Building Warehouse
For Sale
$2,000,000
4390 I-80 Service Rd, Cheyenne, WY 82009
Warehouse property with two buildings and large east-side door access.
Property Size26,028 SF
Price / SF$76.84
Days on Market241
Property Features for 4390 I-80 Service Rd
General Information
Standard status
Active
Size
26,028 SF
Property subtype
Commercial
Building Details
Year Built
2002
Buildings
2
Listing Agency:
#1 Properties
(307) 630-5161
Listed By:
Jim Weaver · License #10624
Source:
Cheyennehomesource
Added: Jan 3
Changed: Aug 31
Last Checked: Aug 31 at 5:45PM
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 #1 Properties
Investment Insights
Based on property information with market context.
This warehouse property comprises two buildings measuring approximately 18,000 and 8,000 square feet, respectively, for a combined property size of 26,028 square feet. The larger building includes a 75-by-20-foot door on its east side, providing substantial access for warehouse operations.
Built in 2002, the property is located at 4390 I-80 Service Rd in Cheyenne, Wyoming, with direct proximity to the I-80 corridor.
Built in 2002, the property is located at 4390 I-80 Service Rd in Cheyenne, Wyoming, with direct proximity to the I-80 corridor.
Key Highlights
- Two‑building warehouse configuration with 18,000 SF and 8,000 SF buildings
- 26,028 SF total property size
- 75 x 20 large door on the east side of the larger building
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
$179,521
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
8.98%
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%
$3,590,420
$3.6M
Cap Rate 7%
$2,564,586
$2.6M
Cap Rate 9%
$1,994,678
$2.0M
Market Conditions
NOI Build-Up for 26,028 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
$262.4K $10.08/SF
− Vacancy
−$51.2K −$1.97/SF
EGI
$211.2K $8.11/SF
− OpEx
−$31.7K −$1.22/SF
NOI
$179.5K $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%
$3,590,420
Cap Rate 7%
$2,564,586
Cap Rate 9%
$1,994,678
Alternative Uses
Best Use
Warehouse
$2.56M
$2.24M – $2.99M
NOI $179,521 @ 7.0% cap · market cap 8.98%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$4.27M
$3.73M – $4.98M
NOI $298,557 @ 7.0% cap · market cap 14.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 82009, WY
35,700
Population
15,361
Households
2.3
Avg Household Size
44
Median Age
41%
College-Educated
96%
High-School Grad
1,277.8 sq mi
ZIP Area
28
Density / Sq Mi
$102,727
Median Household Income
$57,157
Median Earnings
$1,106
Median Rent
$415,000
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?
Warehouse - Warehouse property with two buildings and large east-side door access.
Where is this warehouse located?
The property is located at 4390 I-80 Service Rd Cheyenne, WY.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Two‑building warehouse configuration with 18,000 SF and 8,000 SF buildings; 26,028 SF total property size; 75 x 20 large door on the east side of the larger building
