Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    81 Mcneil Ln Cody, WY 82414

    Sponsored
    For Sale
    Contact for pricing

    Land Auction - Cody, WY

    Lot size:
    160.00 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 5 at 4:06 am

    Property Features for 81 Mcneil Ln

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Exterior features
    Level, Recreational, Rolling Slope
    Lot size
    160.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Forrest Musser

    Musser Brothers, Inc. (307) 587-2131

    Listing agent Forrest Musser (307) 587-2131

    Listing date Mar 4, 2026

    MLS# 10032098 Listing URL

    Copyright © 2026 Northwest Wyoming 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

    Cody, WY Land Auction

    This 160-acre property, located minutes from downtown Cody, Wyoming, features live water and mountain views. Two year-round creeks, Sage Creek and Spring Creek, meander through the property, creating natural scenery, wildlife habitat, and a water feature. The acreage includes open fields, rolling terrain, and creek bottoms, offering horse property potential, recreational opportunities, or a homesite setting. An existing 80’ x 40’ shop provides space for equipment storage, vehicles, or ranch operations. The property offers views of the surrounding countryside and nearby mountain ranges. This property will be offered on an online auction. Pre-auction offers will be considered and the property may sell prior to the auction.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Auto Repair Shop Bar & Pub Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Cody
    County
    Park
    State
    Wyoming
    Longitude
    -108.986496
    Latitude
    44.522543

    Nearby Similar for Sale

    • New
      $399,000
      0.82 Acres

      Profitable Business Opportunity in Cody, WY

      Turn-key restaurant business opportunity near Yellowstone National Park.
      512 Yellowstone Ave, Cody, WY 82414
      View Details
    • $689,000
      0.07 Acres

      Established Coffee Business Opportunity

      Thriving coffee business for sale in Cody, Wyoming.
      1155 Sheridan Ave, Cody, WY 82414
      View Details
    • $1,300,000
      3,120 SF

      Prime Office Building in Cody

      3,120 SF office space with parking in downtown Cody.
      1443 Beck Ave, Cody, WY 82414
      View Details
    • New
      Contact for pricing
      1.00 Acre

      Multi-Tenant Commercial Property in Cody

      High-visibility commercial property with highway frontage in Cody, Wyoming.
      2706 Big Horn Ave, Cody, WY 82414
      View Details
    • $1,295,000
      0.52 Acres

      Cody Office Building with Parking

      High-visibility commercial building with parking and expansion potential.
      802 Canyon Ave, Cody, WY 82414
      View Details
    • $200,000

      Downtown Cody Boutique Business Opportunity

      Boutique business for sale in the heart of Cody.
      1284 Sheridan Ave, Cody, WY 82414
      View Details
    • $500,000

      Adventure Lodge Near Yellowstone Entrance

      Ski lodge with zipline near Yellowstone's East Entrance.
      348 North Fork Hwy, Cody, WY 82414
      View Details
    • $2,600,000
      0.48 Acres

      Established Motel Near Yellowstone Park

      Well-maintained motel in Cody, Wyoming, near Yellowstone National Park.
      1701 Central Ave, Cody, WY 82414
      View Details
    • $2,150,000
      0.32 Acres

      Downtown Cody Commercial Property

      Prime commercial property in downtown Cody, currently leased to a restaurant.
      1057 Sheridan Ave, Cody, WY 82414
      View Details
    • $497,000
      0.16 Acres

      Turn-Key Income Property in Cody

      Income-producing property with two homes near downtown Cody, Wyoming.
      1337 Wyoming Ave, Cody, WY 82414
      View Details
    • $40,000

      Established Lawn Care Business

      Turnkey lawn mowing and property maintenance business in Cody, Wyoming.
      None Assigned, Cody, WY 82414
      View Details
    • $1,250,000
      0.32 Acres

      Cody, Wyoming Motel Investment

      Established 17-room motel in downtown Cody, Wyoming for sale.
      1701 Alger Ave, Cody, WY 82414
      View Details

    FAQs

    What type of property is this?
    Land - 160 acres with live water and mountain views.
    Where is this land located?
    The property is located at 81 Mcneil Ln Cody, WY.
    What are key features of this property?
    This property features: - Live water: Two year-round creeks (Sage Creek and Spring Creek) provide valuable water feature and wildlife habitat.; - Close proximity to Cody: Located just minutes from downtown Cody, Wyoming.; - Remarkable mountain views: Expansive views of the surrounding countryside and nearby mountain ranges.
    (307) 272-6998
    Request Owner's contact information
    81 Mcneil Ln Cody, WY 82414
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    81 Mcneil Ln
    Cody, WY 82414
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    81 Mcneil Ln Cody, WY 82414
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Forrest Musser
    Real Estate License ID: RE-15454
    (307) 272-6998 (307) 587-2131
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!