Self Storage Condo A-3 with Fourteen-Foot
For Sale
$199,000
A3-4500 Haunted Rd, Cheyenne, WY 82001
Self storage condo A-3 offers large storage space with a fourteen-foot door at The Cubby Hole in Cheyenne.
Property Size900 SF
Price / SF$221.11
Days on Market30
Property Features for A3-4500 Haunted Rd
General Information
Standard status
Active
Size
900 SF
Taxes and HOA fees
Annual Taxes
$761
Amenities
clubhouse
secure gates
camera system
Listing Agency:
Keller Williams Realty Frontier
(307) 399-1961
Listed By:
Shawn Miller
(307) 399-1961
Source:
Exprealty
Added: Jul 17
Changed: Aug 8
Last Checked: Aug 14 at 10:02AM
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 Keller Williams Realty Frontier
Investment Insights
Based on property information with market context.
Self storage condo A-3 at The Cubby Hole provides a spacious 900 SF storage unit with a 14ft door. The unit measures 20 x 45 ft and is designed for flexible storage of RVs, boats, campers, classic cars, UTVs, ATVs, snowmobiles, motorcycles, and business equipment, along with seasonal and project-related household items.
The Cubby Hole community includes secure gates and a camera system throughout the facility. This offering also includes partial ownership in a clubhouse, providing an on-site option for meeting clients or entertaining.
For buyers looking for year-round, controllable storage, this unit’s size and access make it well-suited to keep recreational vehicles and equipment protected and ready for use.
The Cubby Hole community includes secure gates and a camera system throughout the facility. This offering also includes partial ownership in a clubhouse, providing an on-site option for meeting clients or entertaining.
For buyers looking for year-round, controllable storage, this unit’s size and access make it well-suited to keep recreational vehicles and equipment protected and ready for use.
Key Highlights
- Unit A‑3 storage condo at The Cubby Hole
- 900 SF unit for flexible recreational and business equipment storage
- 20 x 45 ft unit size
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
$6,208
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
3.12%
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%
$124,160
$124.2K
Cap Rate 7%
$88,686
$88.7K
Cap Rate 9%
$68,978
$69.0K
Market Conditions
NOI Build-Up for 900 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
$9.1K $10.08/SF
− Vacancy
−$1.8K −$1.97/SF
EGI
$7.3K $8.11/SF
− OpEx
−$1.1K −$1.22/SF
NOI
$6.2K $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%
$124,160
Cap Rate 7%
$88,686
Cap Rate 9%
$68,978
Alternative Uses
Best Use
Warehouse
$88.7K
$77.6K – $103.5K
NOI $6,208 @ 7.0% cap · market cap 3.12%
Second Best
Self Storage
$87.5K
$76.6K – $102.1K
NOI $6,124 @ 7.0% cap · market cap 3.08%
Theoretical Best
Retail
$147.5K
$129.1K – $172.1K
NOI $10,324 @ 7.0% cap · market cap 5.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Explore this area
Business Placement
Demographics for 82001, WY
37,528
Population
17,977
Households
2.1
Avg Household Size
36
Median Age
32%
College-Educated
95%
High-School Grad
55.1 sq mi
ZIP Area
681
Density / Sq Mi
$74,149
Median Household Income
$45,456
Median Earnings
$1,044
Median Rent
$291,400
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 - Self storage condo A-3 offers large storage space with a fourteen-foot door at The Cubby Hole in Cheyenne.
Where is this self storage facility located?
The property is located at A3-4500 Haunted Rd Cheyenne, WY.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Unit A‑3 storage condo at The Cubby Hole; 900 SF unit for flexible recreational and business equipment storage; 20 x 45 ft unit size
