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    The Largest CRE Database in the US with Over 1 Million Listings

    263 2 Rivers Rd Laramie, WY 82070

    Sponsored
    For Sale
    Under Contract
    $720,000

    Rural Residential, RANCH - Laramie, WY

    Type:Farm
    Property size:
    2,811 SF
    Lot size:
    35.00 Acres
    Days on Market:
    17
    Last Refresh:
    Feb 24 at 12:06 am

    Property Features for 263 2 Rivers Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active Under Contract
    Vegetation
    Grassed
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Dining Room, Family Room, Kitchen, Living Room
    Bedrooms
    4
    Bathrooms
    3
    Parking
    4
    Parking features
    Garage, Heated, RV
    Patio and Porch features
    Patio
    Interior features
    Pantry, Main Floor Laundry, Vaulted Ceiling, Walk-in Closet, Main Floor Primary, Radon Mitigation System, Tankless Waterheater
    Exterior features
    Back Fenced, Utility Shed, Work Shop, Outbuilding, Enclosd Patio/Por-no Heat, Native Grasses And Plants
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Dishwasher, Dryer, Garbage Disposer, Microwave, Range, Refrigerator, Washer
    Size
    2,811 SF
    Lot size
    35.00 Acres

    Utilities

    Utilities
    Water Available
    Heating system
    Fireplace(s), Forced Air, Wood (Heating), Wood Stove

    Building Details

    Year built
    2016
    Architectural style
    Ranch
    Additional Structures
    Outbuilding, Packing Shed, Shed(s)

    We can help!

    Listing Contact
    Brittney Kotunok

    Century 21 Bell Real Estate (307) 635-0336

    Listing agent Brittney Kotunok (307) 635-0336

    Listing date Feb 8, 2026

    MLS# 99336 Listing URL

    Copyright © 2026 Cheyenne Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Laramie Ranch with ADU and Shop

    Located just north of Laramie, this 35-acre, fully fenced property includes a 1620 sq ft modular home with 3 bedrooms and 2 bathrooms. The home features an open floor plan, a large pantry, and 3 walk-in closets. The master bath is equipped with dual sinks, a large soaking tub, and a separate shower. Additionally, there is a 1191 sq ft custom-built ADU (Accessory Dwelling Unit) attached via a heated breezeway. The ADU includes an enclosed sunroom, an open floor plan, 1 bedroom, 1 bathroom, and a 1-stall garage, with an interior that evokes a log cabin feel, making it suitable as an in-law suite. A 24x48 ft heated shop is situated between the homes, offering ample parking and shop space. The homes share a well with the neighbors to the west, providing good water. The land also features 2 additional drilled and cased wells, ready for livestock, along with a large chicken coop. There is a separately fenced area for horses near the north well head. The property offers views of the Laramie and Snowy Range mountains.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Bakery

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Laramie
    County
    Albany
    State
    Wyoming
    Longitude
    -105.697
    Latitude
    41.3416

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    FAQs

    What type of property is this?
    Farm - 35-acre Laramie property with modular home, ADU, and shop.
    Where is this farm located?
    The property is located at 263 2 Rivers Rd Laramie, WY.
    What is the asking price?
    The asking price for this property is $720,000.
    What are key features of this property?
    This property features: - 1.35-acre, fully fenced property with mountain views; - Includes a 1620 sq ft 3-bedroom, 2-bathroom modular home and a 1191 sq ft custom-built ADU connected by a heated breezeway; - Features a **24x48 ft heated shop** with ample parking and workspace
    (307) 262-9647
    Request Owner's contact information
    263 2 Rivers Rd Laramie, WY 82070
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    Laramie, WY 82070
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    263 2 Rivers Rd Laramie, WY 82070
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    We can help!
    Listing Contact
    Brittney Kotunok
    (307) 262-9647 (307) 635-0336
    Learn more
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