How do I cash flow 20 acres of raw land?
Investor · Logan, UT · Member since 2019 · 8 posts · 1 vote
How do I cash flow 20 acres of raw land?
Most Popular Reply
Investor · Austin, TX · Member since 2019 · 229 posts · 229 votes
4yQuote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
find someone that wants to buy it and sell it to them using owner financing. collect a down payment and monthly payment. throw an interest rate on there and get more money over the course of the loan.
19 Replies
- Investor · Fort Collins, CO · Member since 2021 · 19 posts · 10 votes4y
What is your parcel zoned as? Agriculture, Residential, Conservation, etc. I see your area is working on conditional use permits(CUP) so that is a potential for seasonal rv/glamping sites. I'd suggest calling the building department and seeing what they envision your parcel being used for. You may not be able to use your domestic well for commercial purposes and that would mean trucking in water to a cistern.
You have an amazing well gpm!
- Investor · Austin, TX · Member since 2019 · 229 posts · 229 votes4y
Quote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
find someone that wants to buy it and sell it to them using owner financing. collect a down payment and monthly payment. throw an interest rate on there and get more money over the course of the loan.
- 4yMike ReynoldsPro Memberconstruction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes
Quote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
I had 3/4 acre of land. Everyone told me I could not make money on it. I could not cash out refi. I was just stuck. The land was worth 100k because it was on Galveston bay.
For years I just sat on it and tried different approaches. Nothing worked. Then I found a MHP in Little Rock that I really wanted. I just simply called the bank and they did the refi....no questions asked. I took out 80k and put down on the MHP.
Now the land is worth 300k (thanks uncle Joe and Don) and they want me to pull more out. The MHP park I paid 230k for is now worth 1.1 million. I did a lot of work though (not out of pocket either). I cash flow and pay all my notes. I have reserves. I have to pay taxes on it because I am not tax savvy. (That is my next research btw).
Find out what works for you is my suggestion. Think outside the box. I will say, thanks to @Jay Hinrichs, I was able to think outside that box. There is a wealth of info on here that you can get from whoever you talk to.
- 4yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Mike Reynolds:
Quote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
I had 3/4 acre of land. Everyone told me I could not make money on it. I could not cash out refi. I was just stuck. The land was worth 100k because it was on Galveston bay.
For years I just sat on it and tried different approaches. Nothing worked. Then I found a MHP in Little Rock that I really wanted. I just simply called the bank and they did the refi....no questions asked. I took out 80k and put down on the MHP.
Now the land is worth 300k (thanks uncle Joe and Don) and they want me to pull more out. The MHP park I paid 230k for is now worth 1.1 million. I did a lot of work though (not out of pocket either). I cash flow and pay all my notes. I have reserves. I have to pay taxes on it because I am not tax savvy. (That is my next research btw).
Find out what works for you is my suggestion. Think outside the box. I will say, thanks to @Jay Hinrichs, I was able to think outside that box. There is a wealth of info on here that you can get from whoever you talk to.
Got to LOVE America !! Congrats on your success there.
- 4yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
a sit down with the county/city planners is in order get what your zoning currently is read the code for that zoning that will tell you what you can do.
then if they have a long range plan or comp plan see if the parcel is targeted for future growth.. Go to city council/planning meetings when they are working on their zoning and comp plans make talk to your council members etc.
- 4yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Mike Reynolds:
Quote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
I had 3/4 acre of land. Everyone told me I could not make money on it. I could not cash out refi. I was just stuck. The land was worth 100k because it was on Galveston bay.
For years I just sat on it and tried different approaches. Nothing worked. Then I found a MHP in Little Rock that I really wanted. I just simply called the bank and they did the refi....no questions asked. I took out 80k and put down on the MHP.
Now the land is worth 300k (thanks uncle Joe and Don) and they want me to pull more out. The MHP park I paid 230k for is now worth 1.1 million. I did a lot of work though (not out of pocket either). I cash flow and pay all my notes. I have reserves. I have to pay taxes on it because I am not tax savvy. (That is my next research btw).
Find out what works for you is my suggestion. Think outside the box. I will say, thanks to @Jay Hinrichs, I was able to think outside that box. There is a wealth of info on here that you can get from whoever you talk to.
sometimes with land you simply have to wait until the path of progress runs into you.. zoning in many areas has gotten much stiffer than the old days of just do what you want with it..
I had one property in Sonoma county CA. that did not perk and was un buildable and really could do nothing with it could do no commercial type of operation on it.. So we waiting paid the tax;s mowed the field it was 3.5 acres we paid 27k for it mid 90s.. Well we got over run by the city annexed in and up zoned to Commerical / resi and a big developer was doing a land assemblage and we sold 2 years ago for 2.2 million.. did Zero to the property other than pay 300 a year in prop tax. as stated.. took over 25 years though LOL.. So i dont know what could i have done with 27k in 95 that would have made more than 2 million ?
- Real Estate Broker · Indianapolis, IN · Member since 2014 · 15 posts · 6 votes4y
Not sure how rural this is but have you looked into a cell tower lease on the property?
- Investor · Logan, UT · Member since 2019 · 8 posts · 1 vote4y
Quote from @Jennifer Caspia:
What is your parcel zoned as? Agriculture, Residential, Conservation, etc. I see your area is working on conditional use permits(CUP) so that is a potential for seasonal rv/glamping sites. I'd suggest calling the building department and seeing what they envision your parcel being used for. You may not be able to use your domestic well for commercial purposes and that would mean trucking in water to a cistern.
You have an amazing well gpm!
Thanks Jennifer. Yes it is zoned Agricultural-10. I do in fact have a condition use permit for a 65 space RV campground.
- Investor · Logan, UT · Member since 2019 · 8 posts · 1 vote4y
Quote from @Duncan Hayes:
Quote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
find someone that wants to buy it and sell it to them using owner financing. collect a down payment and monthly payment. throw an interest rate on there and get more money over the course of the loan.
Thanks Duncan! I'll look into it.
- Investor · Logan, UT · Member since 2019 · 8 posts · 1 vote4y
Quote from @Mike Reynolds:
Quote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
I had 3/4 acre of land. Everyone told me I could not make money on it. I could not cash out refi. I was just stuck. The land was worth 100k because it was on Galveston bay.
For years I just sat on it and tried different approaches. Nothing worked. Then I found a MHP in Little Rock that I really wanted. I just simply called the bank and they did the refi....no questions asked. I took out 80k and put down on the MHP.
Now the land is worth 300k (thanks uncle Joe and Don) and they want me to pull more out. The MHP park I paid 230k for is now worth 1.1 million. I did a lot of work though (not out of pocket either). I cash flow and pay all my notes. I have reserves. I have to pay taxes on it because I am not tax savvy. (That is my next research btw).
Find out what works for you is my suggestion. Think outside the box. I will say, thanks to @Jay Hinrichs, I was able to think outside that box. There is a wealth of info on here that you can get from whoever you talk to.
Thanks Mike! That is encouraging. Nicely done!
- Investor · Logan, UT · Member since 2019 · 8 posts · 1 vote4y
Quote from @Jay Hinrichs:
Quote from @Mike Reynolds:
Quote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
I had 3/4 acre of land. Everyone told me I could not make money on it. I could not cash out refi. I was just stuck. The land was worth 100k because it was on Galveston bay.
For years I just sat on it and tried different approaches. Nothing worked. Then I found a MHP in Little Rock that I really wanted. I just simply called the bank and they did the refi....no questions asked. I took out 80k and put down on the MHP.
Now the land is worth 300k (thanks uncle Joe and Don) and they want me to pull more out. The MHP park I paid 230k for is now worth 1.1 million. I did a lot of work though (not out of pocket either). I cash flow and pay all my notes. I have reserves. I have to pay taxes on it because I am not tax savvy. (That is my next research btw).
Find out what works for you is my suggestion. Think outside the box. I will say, thanks to @Jay Hinrichs, I was able to think outside that box. There is a wealth of info on here that you can get from whoever you talk to.
sometimes with land you simply have to wait until the path of progress runs into you.. zoning in many areas has gotten much stiffer than the old days of just do what you want with it..
I had one property in Sonoma county CA. that did not perk and was un buildable and really could do nothing with it could do no commercial type of operation on it.. So we waiting paid the tax;s mowed the field it was 3.5 acres we paid 27k for it mid 90s.. Well we got over run by the city annexed in and up zoned to Commerical / resi and a big developer was doing a land assemblage and we sold 2 years ago for 2.2 million.. did Zero to the property other than pay 300 a year in prop tax. as stated.. took over 25 years though LOL.. So i dont know what could i have done with 27k in 95 that would have made more than 2 million ?
that's awesome Jay! Congratulations.
- Investor · Logan, UT · Member since 2019 · 8 posts · 1 vote4y
Quote from @Mark Forcum:
Not sure how rural this is but have you looked into a cell tower lease on the property?
Hey Mark!, Yes, I just looked into it this weekend and unfortunately it is not allowed. I'm going to reach out to the Power company who has an easement going the corner of this property to see if they would like to lease it for solar panels.
If the ground will not perk, you might be able to excavate (for instance) 6 feet down and find pure sand or some other better soil.
In Southern Nevada I've seen Caliche (if that's your problem) run in bands 6 to 8 feet deep and below that sand (but maybe your bands are 100 foot deep, who knows).
Caliche can tear up mechanized equipment pretty bad, but I've seen people go through it with pick and shovel (and explosives) to install pools (but I've not seen it done for a septic field).
Just my 2 cents.
- Specialist · Midland, TX · Member since 2018 · 198 posts · 148 votes4y
Quote from @Nathan Whittaker:
Quote from @Mark Forcum:
Not sure how rural this is but have you looked into a cell tower lease on the property?
Hey Mark!, Yes, I just looked into it this weekend and unfortunately it is not allowed. I'm going to reach out to the Power company who has an easement going the corner of this property to see if they would like to lease it for solar panels.
Just to be a voice of experience, unless it's a local co-op, most solar facilities are either small (<50 acres) and serve a business or specific community or are large (>1,000 acres) and are utility scale tapping into a large high voltage transmission line. For my experience, I help lease land for solar, develop projects, etc for large national and multinational energy companies. If you have a substation on the property or adjacent though, that's $$$!
Quote from @Mike Reynolds:
Quote from @Nathan Whittaker:
I have 20 acres of unfarmable raw ground in the county in Cache Valley, Utah. I also have a well dug that produces 24 gallons/min.  my land borders in Smithfield City. However, they will not let me annex in to develop, nor will the county allow me to subdivide and develop. I have looked at an RV campground which has some challenges due to Health department requirements. I am entertaining doing a solar farm. Any other ideas?
I had 3/4 acre of land. Everyone told me I could not make money on it. I could not cash out refi. I was just stuck. The land was worth 100k because it was on Galveston bay.
For years I just sat on it and tried different approaches. Nothing worked. Then I found a MHP in Little Rock that I really wanted. I just simply called the bank and they did the refi....no questions asked. I took out 80k and put down on the MHP.
Now the land is worth 300k (thanks uncle Joe and Don) and they want me to pull more out. The MHP park I paid 230k for is now worth 1.1 million. I did a lot of work though (not out of pocket either). I cash flow and pay all my notes. I have reserves. I have to pay taxes on it because I am not tax savvy. (That is my next research btw).
Find out what works for you is my suggestion. Think outside the box. I will say, thanks to @Jay Hinrichs, I was able to think outside that box. There is a wealth of info on here that you can get from whoever you talk to.
Congratulations on all your success Mike, I really like your story and I also recently purchased a MHP and would like to connect with you to discuss what types of improvements you did to create such value.
- Member since 2022 · 2 posts · 0 votes4y
Noone's mentioned creating STRs on the property - couldn't you throw some glamping tents, some porta-potties and call it a day?
- Investor · Logan, UT · Member since 2019 · 8 posts · 1 vote4y
@Oscar Saara
What are STR's?
- 4yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Nathan Whittaker:
@Oscar Saara
What are STR's?
STR = Short term rentals Ala Air bnb or vrbo
- Investor · Logan, UT · Member since 2019 · 8 posts · 1 vote4y
@Jay Hinrichs
Ah….. yes
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