Facts: 30 acres total Front 10 acres have 9 park owned mobile homes, all rented out, dirt road, no amenitiesno tenant owned homesBack 20 acres are raw pasture landCity water and electric, sewage on septicI have thought of 4 Valuation ApproachesMethod 1: Sum the assets (30 acres land + 9 mobile homes) Method 2:  Pure as is Cap Rate (Value = current NOI/Cap Rate)Method 3: Value the Front using Cap Rate + Value of Raw Land in back Method 4: Assume homes are sold, then value the Front using Cap Rate (estimate NOI using market lot rents for the 9 lots) + value of raw land in back + Proceeds from sale of the 9 mobile homes

Sorry, agree with Jay on existing apartments almost all the deals are with STANDARD title and no ALTA.Only way it happens, since surveyors are like $3K and EXTENDED title is more money from buyer:1) Lender requires it2) New construction and a raw lot out in the country3) Title shows an easement that buyer wants to verify4) Obvious by inspection like fence is straight save for a zig to accommodate a building. 

I'm looking into a plot of land, only .8 acres, water & power are present and has approval for a new standard septic system. I'm looking at it for a primary residence to build on. I've never bought land before, I ...

I'm trying to go back through my list of expired/never sold (personally- low end/fixer, and raw land) deals that I evaluated at one point or another over the last 5 years, and for some of the more interesting ones, I'm reaching out to the current owner (who was never able to sell based on public records). 

There is no one stop shop to evaluate raw land as each piece of property is unique.  

I own a small company that buys and sells raw, vacant, rural land.

The ultimate answer to your question also involves what your raw talents are, and what you enjoy doing.  

I'm assuming you're not making any warranties.You'll be charged for standard title and if buyer wanted extended title (which I always recommend on raw land) he should pay the diff + cost of ALTA survey - Usual and customary.If you're doing a 1031, make sure you're QI and title are in contact.  

Property has been for sale for a very long time, but no buyers.

If you are just buying a raw piece of property but not going all the way through the entitlement process it is tougher to sell (not impossible but limits your buyer pool).