The analysis of multiple-input multiple-output (MIMO) channel capacity is important for developing and optimizing high-speed wireless communication systems that can meet the growing demand for data-intensive applications. This study aims to analyze the 4 × 4 MIMO channel capacity of outdoor urban and rural environments using the NYUSIM simulator. The channel models are designed for 28 GHz and 39 GHz frequencies for both line-of-sight (LOS) and non-line-of-sight (NLOS) conditions. Realistic channel models are simulated using annual climate data collected in Samsun province, Turkey in three different environments: urban microcell (UMi), urban macrocell (UMa), and rural macrocell (RMa) areas. According to the annual average channel capacity analysis, it is observed that there is a very small capacity difference between UMi and UMa areas at 28 GHz and 39 GHz frequencies in the LOS region, while the RMa area is found to have a very low capacity compared to the UMi and UMa areas. The channel capacity for RMa is found to be approximately eight times smaller than UMi and UMa. In the NLOS region, channel capacities decrease significantly (between 312 and 3953 times) compared to the LOS region, with the UMa area having the greatest capacity and the UMi area having the lowest capacity. Compared to the UMi channel capacity, the RMa channel capacity is 1.36 times higher for 28 GHz and 1.28 times higher for 39 GHz. When the monthly changes in channel capacity are examined, it is discovered that the amount of precipitation has the greatest impact on channel capacity, and the capacity decreases as the rain rate increases. The highest correlation between channel capacity and rain rate was −0.97 for RMa, with a 28 GHz frequency and LOS conditions. Additionally, it becomes clear that channel capacities increase in the summer months as the temperature rises and humidity and pressure fall.