What would you do in my shoes I don’t invest there so take this with a slight grain of salt but I’ve heard multiple stories of basically this exact scenario someone getting offered a big payday for something in Cumberland, rejecting it & always for some reason (house burned down, block got worse, sheetz decided they actually didn’t want someone’s land for a car wash after all) always selling for like 10-20k and regretting not selling. 

I do not do a lot of volume, so it would take me a long time to get a good data set just based on those numbers. 

I don’t believe you can do a 1031 into building an ADU on land you already own, even if it wasn’t your primary.Reach out to @Dave Foster if anyone knows he would.

However, since I am hoping to sell the land first.

Quote from @Jeanette Land: Is anyone familiar with TurboTax Premier?

@Ilir Livadhi I think you are referring to property wholessalers telling you how much the rehab will be - and as you see, their numbers are often not based on reality.

We are currently buying in Austin (primarily flips).

The land has slightly increased in value (by like maybe 3-4% over 3 or so years) but the value of the structure I'm pretty sure has gone nowhere. 

Of course, the smaller the property, the more necessary that you see every inch of it because there isn't a business running on top of the land like large-scale multifamily, self-storage, industrial, and more.

How do you value a apartment that will be rented out to primarily section 8 tenants?