107 S Laramie Ave · Fort Laramie, WY 82212

$79,999

2 bd · 2.0 ba · 1,405 sqft · SingleFamily public records · 399 Days on market

Built 1910 10,454 sqft lot Est $155k · 48% under ↓ 19% since listing

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +6.8/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This unique property consists of three lots in downtown Fort Laramie. New owners could make the entire building a home, or use the forward area as a shop/business and live on site in the back of the building. Plumbing and electric are in place for the kitchen. Purchase includes a new stove still in the box. It also features two carports on the back of the lots measuring 12x21 and 18x21. Contact Julianne Rogers for a showing. 307-575-9024

Key facts

• New kitchen
• Two carports
• Water line replaced

Tags

• SPACIOUS SINGLE-FAMILY HOME
• NEW KITCHEN
• WATER LINE REPLACED
• TWO CARPORTS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Metal siding; Aluminum roof
• Exterior features: Covered patio/porch; Lot about 0.24 acre

Interior

• Heating & cooling: Wood heating
• Interior features: Wood heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#75 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Goshen County School District #1 (town): math 45% / reading 57% proficiency, ranked #28 of 41 in WY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 3 units permitted in Goshen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $3k appreciation (3.6% local appreciation)).
• Goshen County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 399 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $154,550
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Lawton St	0.07mi	2/1.5	1,208 (-14%)	1mo	$132,900	$110	70
100 Dubuque Ave	0.26mi	3/2.0 (+1)	1,600 (+14%)	5mo	$115,000	$72	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.64×
• Total profit: $36,735
• Equity at exit: $38,925

10-year hold

• IRR: 28.0%
• Equity multiple: 5.16×
• Total profit: $93,270
• Equity at exit: $62,393

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Wyoming: 90 Strongly Landlord-Friendly · R+25
• County: — inherits STATE
• City: — inherits STATE

3-day notice; strongly landlord-favorable; small market.

Methodology + full state rankings →

ZIP-level market 82212

• Home prices YoY: 2.0%
• Active inventory: 17
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $382

Break-even live

Break-even rent $603

Max offer price $79,999

Occupancy floor 60%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $79,999 Active 399 DOM
2. 2026-06-18
   days on market $79,999 Active 398 DOM
3. 2026-06-17
   days on market $79,999 Active 397 DOM
4. 2026-06-16
   days on market $79,999 Active 396 DOM
5. 2026-06-15
   days on market $79,999 Active 395 DOM
6. 2026-06-14
   days on market $79,999 Active 393 DOM
7. 2026-06-13
   days on market $79,999 Active 392 DOM
8. 2026-06-10
   days on market $79,999 Active 390 DOM
9. 2026-06-09
   days on market $79,999 Active 389 DOM
10. 2026-06-08
    days on market $79,999 Active 388 DOM
11. 2026-06-07
    days on market $79,999 Active 387 DOM
12. 2026-06-03
    days on market $79,999 Active 383 DOM
13. 2026-06-02
    days on market $79,999 Active 382 DOM
14. 2026-06-01
    days on market $79,999 Active 381 DOM
15. 2026-05-31
    days on market $79,999 Active 380 DOM
16. 2026-05-30
    days on market $79,999 Active 379 DOM
17. 2026-05-13
    price $79,999
18. 2025-07-25
    price $87,500
19. 2025-05-16
    listed $95,000 Active
20. 2023-09-01
    soldstatus 441-char remark

    Show marketing remark (441 chars)

    This unique property consists of three lots in downtown Fort Laramie. New owners could make the entire building a home, or use the forward area as a shop/business and live on site in the back of the building. Plumbing and electric are in place for the kitchen. Purchase includes a new stove still in the box. It also features two carports on the back of the lots measuring 12x21 and 18x21. Contact Julianne Rogers for a showing. 307-575-9024

21. 2023-09-01
    soldstatus

    Show marketing remark (441 chars)

    This unique property consists of three lots in downtown Fort Laramie. New owners could make the entire building a home, or use the forward area as a shop/business and live on site in the back of the building. Plumbing and electric are in place for the kitchen. Purchase includes a new stove still in the box. It also features two carports on the back of the lots measuring 12x21 and 18x21. Contact Julianne Rogers for a showing. 307-575-9024

22. 2023-06-02
    listed $99,000 441-char remark

    Show marketing remark (441 chars)

    This unique property consists of three lots in downtown Fort Laramie. New owners could make the entire building a home, or use the forward area as a shop/business and live on site in the back of the building. Plumbing and electric are in place for the kitchen. Purchase includes a new stove still in the box. It also features two carports on the back of the lots measuring 12x21 and 18x21. Contact Julianne Rogers for a showing. 307-575-9024

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $280 · $23/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$208/yr (+$17/mo · 74.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,041
• − Mortgage interest: −$4,481
• − Property taxes: −$280
• − Insurance: −$400
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,327
• Taxable income: $3,466
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,756/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Goshen County School District #1
• NCES district ID: 5602990
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $44,003
• Composite: 43.0/100
• National rank: #3106
• State rank: #28 of 41 in WY

Livability — Fort Laramie

• Score: 66/100
• State rank: #75
• US rank: #12315

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Laramie, WY
• Population (ZIP): 741

Population outlook (Goshen County) Hauer SSP2

• Today (2025): 14,178 people
• By 2030: 14,461 · +2.0%
• By 2040: 15,052 · +6.2%
• By 2050: 15,857 · +11.8%
• By 2075: 18,921 · +33.5%
• By 2100: 21,342 · +50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 21% Hispanic / Latino 18% Pacific Islander 3%
• Common ancestry: Italian 6% Portuguese 2% Slovak 1%

Political lean MEDSL · Goshen

• 2024 margin: Solid R (+60.9) · D 18.9% · R 79.8% · Other 1.4%
• 2008→2024 swing: -25.2pp toward R · 2008: -35.7pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+61.2 2012: R+47.2 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.65%
• Current HPI: 186.9211
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.2% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $79,999 WMLS
• 2025-07-25 Price Changed $87,500 WMLS
• 2025-05-16 Listed $95,000 WMLS
• 2023-09-01 Sold (Public Records) — Public Records
• 2023-09-01 Sold (MLS) — WMLS
• 2023-06-02 Listed $99,000 WMLS

Property tax history

-8.9%/yr

Latest (2025): $280 · -21.0% YoY. Source: county tax records.