Four-Unit
For Sale
$899,900
5971 Poison Spider Rd, Mills, WY 82604
Newer multifamily property with two-story residences, private garages, individual laundry, and separate gas and electric utilities.
Property Size4,316 SF
Price / SF$208.50
Days on Market16
Property Features for 5971 Poison Spider Rd
General Information
Standard status
Active
Size
4,316 SF
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/2.5BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,010
Amenities
washer/dryer
refrigerator
central air
mountain views
Building Details
Buildings
1
Listing Agency:
LPT Realty
Listed By:
Lisa Burridge · License #1308
(307) 259-3631
Source:
Exprealty
Added: Aug 18
Changed: Sep 1
Last Checked: Sep 1 at 10:04PM
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 LPT Realty
Investment Insights
Based on property information with market context.
This 4,316-square-foot quadplex contains four two-story units, each with two bedrooms, 2.5 bathrooms, a one-car garage, central air, and individual laundry. Main-level LVT flooring, washer and dryer sets, refrigerators, and separate gas and electric utilities are included. The property also offers paved off-street parking and sits on a spacious lot with mountain views.
Located at 5971 Poison Spider Rd in Mills, Wyoming, the property provides a newer-construction multifamily format with consistent unit features across the building. Its four-unit configuration supports a range of ownership and occupancy arrangements, including residence in one unit while renting the remaining units, as explicitly described in the property information.
Located at 5971 Poison Spider Rd in Mills, Wyoming, the property provides a newer-construction multifamily format with consistent unit features across the building. Its four-unit configuration supports a range of ownership and occupancy arrangements, including residence in one unit while renting the remaining units, as explicitly described in the property information.
Key Highlights
- Four‑unit multifamily property totaling 4,316 square feet
- Each unit includes 2 bedrooms, 2.5 bathrooms, and a 1‑car garage
- Two‑story layouts with central air and individual laundry
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
$36,354
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
4.04%
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%
$727,080
$727.1K
Cap Rate 7%
$519,343
$519.3K
Cap Rate 9%
$403,933
$403.9K
Market Conditions
NOI Build-Up for 4,316 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
$54.4K $12.60/SF
− Vacancy
−$2.4K −$0.57/SF
EGI
$51.9K $12.03/SF
− OpEx
−$15.6K −$3.61/SF
NOI
$36.4K $8.42/SF
Area
Natrona County, WY
Vacancy
4.50%
Lease Rate
$12.60 /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%
$727,080
Cap Rate 7%
$519,343
Cap Rate 9%
$403,933
Alternative Uses
Best Use
Multifamily LT 5
$519.3K
$454.4K – $605.9K
NOI $36,354 @ 7.0% cap · market cap 4.04%
Second Best
Apartment 5plus
$479.5K
$419.6K – $559.4K
NOI $33,566 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$963.6K
$843.2K – $1.12M
NOI $67,454 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
50
Businesses Nearby
Explore this area
Business Placement
Demographics for 82604, WY
26,539
Population
11,589
Households
2.3
Avg Household Size
39
Median Age
27%
College-Educated
93%
High-School Grad
1,048.4 sq mi
ZIP Area
25
Density / Sq Mi
$75,683
Median Household Income
$41,825
Median Earnings
$1,090
Median Rent
$270,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Newer multifamily property with two-story residences, private garages, individual laundry, and separate gas and electric utilities.
Where is this quadplex located?
The property is located at 5971 Poison Spider Rd Mills, WY.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Four‑unit multifamily property totaling 4,316 square feet; Each unit includes 2 bedrooms, 2.5 bathrooms, and a 1‑car garage; Two‑story layouts with central air and individual laundry
