RAW COMMERCIAL LAND NEED ADVICE

[E Tro]

I have a very special investment opportunity. I have an opportunity to purchase 14ac of raw commercial land for 0% interest to be paid off in 5 years. I do not currently have the capital to buy it outright. There are currently utilities on the property; but since it is still a somewhat rural area only septics, which is somewhat growth prohibiting at the moment. Sewer is hopefully in the works in the next few years but you never know. The subject area seems to be growing steadily. My plan for payoff is to purchase two/three residential properties via a HELOC, rent them while they appreciate, and then sell them in order to pay off the land in 5 years. This could of course totally backfire if the residential market slows or stops of course. Too risky?

Once the property is paid off, then I can start to decide how I would like to develop it. This is all assuming the market in my area continues to grow (which it is projected to do). Is this too ambitious? At first I was brainstorming all the ways I could develop the property myself so that I could payoff the loan, but that would require a lot of my time and effort, and could very well kill me. In this way it seems the money would be working for me and free me up. Any advice???

Even though I have no experience with commercial properties it seems STUPID to pass up basically free money/loan!!!! Please help!!! Really appreciate any advice you smart people could offer! Thank you!!!

[Michael Belmore]

@E Tro Congrats on looking at raw land. Many over night successes come from raw land. I'd say banking on appreciation to pay off the loan is always a gamble. 

There is a lot to consider. Most of the issues really come from having a firm grip on the town and what their future vision will be. 

Assuming most of this land is actually able to be developed (no conservation/wetlands) a sewer could spike the cost per sqft. Consider visiting or watching old videos on town meetings. Also, large landowners in the town often have a good grip on if it will ever happen. Buy them a coffee and pick their brain. 

You said the town is growing? More population the more need for housing. Is the town on board with this? Would they consider rezoning your parcel into multifamily residential?

If you have a good relationship with the owner maybe consider getting an option for a few years to see if you could actually get more than you paid for it. 

Good luck ! 

- Mike