On a 15 year mortgage @ 8.75%, you'd have to find land at less than a thousand an acre to have the same total payout. Same concept at 20 yrs would put you around 825 an acre. Like previously mentioned, have an attorney check it out before you fully commit though.

This^^^

Edit: Since you are buying this as a recreational property you have a blank slate to work with. Perimeter access, plot layout/size, water sources all can be set up exactly like you want.

Not a great deal if you are looking sell before paying off that 0% note. But not a bad deal especially since you are familiar with the property. That means a lot.
I would talk to an attorney about their thoughts on Attorneys fees and litigation costs to file a private condemnation. Estimated costs of the right of way itself. 30 ft across 80 acres could be pricey. Identify the land owners being crossed. Big timber company is pretty easy. Democrat individual 3rd cousins with the Judge and you got a problem. And if your crossing heir property add a zero to the fees and costs or better yet punt. Survey costs. If you do not clear up the access issue you stand very little chance of making a profit should you sell it any time soon. I am basing that on knowing the area very well.

Not having deeded access to your property would be a deal killer for me - period. Someone else having deeded access across the property would be another no-go for me. I bought some property 20 years ago that has deeded access along one edge and it has been nothing but problems since word "go". To each his own, but if I had it to do over again I would have bought something else with no deeded access.

If you can get deeded access, go for it. They aren't making any more land. That cutover while be a great spot in 4-5 years.

The best time to buy land is yesterday, the second best is today. Over a 20y time horizon, it will go up.

Don’t put yourself in a bind for a non-cash flowing asset and make certain you have deeded access. No matter how good your relationship is with the person who’s land you cross is now, that could change, or they could sell it to somebody else.

I don’t know your age but I bought 80 acres when I was 32 yrs old for a retirement fund. Been self employed
for 40 years and knew I needed a little more than SS. I had 34 years of good hunting but sold it a couple of years ago
for 6 times my purchase price. I love it when a plan comes together.
Just my 2 cents.

Smart, I’ve often thought about getting out of my 401k and doing exactly this. Congratulations to you sir!

As a land broker I get asked all the time what is land going for per acre in Monroe County? There are so many variables only some of which are mentioned above I always say "It depends!

I would also add any title issues and Invasive species present (Kudzu, Cogon, etc.). You will never find the "perfect" piece of property. It is always a compromise. I always say there are 3 things which you can't change: Location, Soil type(s), and Topography (to a degree).

I'm late to this conversation my friend but my thoughts are that you will never see any financial gain in your lifetime so you are buying it for your own recreation(hunting) or you are buying to leave behind for the kids. I don't really know your motive but sounds like you already have a place to hunt for much much cheaper, so why add debt for something you personally will likely not see rewards on?

If you can find a good deal on some land with part in cultivation you would be better off. Keep looking a lot of these old timers are dying out and the kids just want money. I am in a tree on my farm right now the benefits of doing what you want without having to answer to any body else is wonderful lol

The Economics of this Transaction are simply this:

You Pay $140k for this 80 acres and when you die and your kids sell it they might get most of the money back if they are lucky.


You say I'm full of it... you are wrong. You could easily make more money off the interest on a $140k in a bank account than you will ever make off the land. That's reality right now. Things might change 10 years down the road but when you invest in something you make the investment based on current market conditions NOT some pie in the sky hypothetical.

I will take it.

💯 Truth

Rural land with no imminent development potential, current rule of thumb is $1200-$1500/acre, depending on location, for the recreational value, and then put whatever the timber value on it is, on top of the recreational. More acres you buy, cheaper the price.

No deeded access would decrease my interest in
the land greatly.

This is correct. As stated before, the OP should not be buying this particular tract if wanting it for investment purposes. IMO, this would be for recreational use only and not worry about ROI.

This is the land I lease today. Just looking to purchase it. The financial gain is to sell it as "Recreational Property" in 20 years or leave it to my kids. It has power and a well so someone can easily put a small home or even a large home. They can put a trailer on it. It also joins national forest so you have 80 acres but thousands you can actually hunt.

I am confident I can get deeded access. The current land owner may have deeded access today, I have not asked. We have never had access issues and we have hunted this property since 1994.

This is my issue. I feel I can make more money in the next 20 years investing in the stock market than my return on this land purchase. Just a safe investment in the S&P index would bring me more over 20 years. But I will have 20-30 years of hunting and fun times with my grandsons that's priceless. If I loose this land then hunting club dues keep going up and up.