How To Spot BAD LAND In 60 Seconds

https://www.youtube.com/watch?v=ozczKcYvctw from: https://www.youtube.com/@acrewell/videos The video lays out a six‑step “ASSESS” framework for quickly screening land deals using maps and basic online tools, then demonstrates it on a live listing.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) --- ## Detailed outline - **Intro: Why good-looking land can be bad** - Explains that many costly land problems are subtle and often only discovered after closing, which can destroy deal economics.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Frames the goal: give buyers a fast, repeatable process to distinguish good land from bad and build confidence in their evaluations.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Overview of the ASSESS system (6 features)** - Introduces the six-part framework, each tied to a physical characteristic: Access, Soil, Slope, Environmental, Street View, Satellite View.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Uses an 8.9‑acre “good” farmland parcel in Eureka, North Carolina as the reference property and promises a “bad” counterexample for each step.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Step 1 – Access (legal & physical)** - Defines access as both legal (right to cross to reach the property) and physical (practical ability to reach it by car).[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Good example: - 8.9‑acre tract on a county‑maintained road in Eureka with ~500 feet of road frontage, enabling potential subdivision into up to six lots and materially increasing value.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Bad example: - ~1‑acre parcel ~500 feet south of the county road, blocked by woods, with no visible driveway and no recorded easements shown on deed/plat, making it truly landlocked.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Takeaway: landlocked properties are only worth very little and can hide behind deceptive county maps that omit easements or their absence.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Step 2 – Soil (septic feasibility)** - Emphasizes that, on rural land, soil quality for septic can swing value by 80% because without septic you usually cannot build a home.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Good example: - Soil map for the 8.9 acres shows predominantly Norfolk loamy sand, a deep, well‑drained series favorable for septic.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - A hired soil scientist confirms that a central “stripe” of provisionally suitable soil is enough to place houses in front and septic systems behind across six hypothetical lots.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Notes that for a 1‑acre lot, as little as ~15% of well‑drained, suitable soil (6–7k sq ft) may suffice for a 3‑bedroom septic (initial + repair area).[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Bad example: - Another parcel dominated by “Rains” series, a notoriously poorly drained soil, with only a small corner that appeared promising on the county map.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - The soil scientist determines the entire site is unsuitable, not even viable for mound or drip systems, collapsing projected value from ~$35k to roughly $7.5–8k.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Takeaway: county soil maps are a starting point only; a site visit by a soil professional or county evaluator is non‑negotiable before committing.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Step 3 – Slope (buildability and cost)** - Describes how contour lines represent elevation differences and how their spacing indicates steepness.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Good example: - The 8.9‑acre Eureka parcel has widely spaced contours and is nearly flat—so flat you could “play ping‑pong or billiards” anywhere—making development straightforward.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Bad example: - A 42‑acre tract in the mountainous western part of North Carolina with tightly clustered contour lines, indicating significant slope.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Explains that slope above ~10% begins to get challenging and more expensive, above ~15% it is significantly harder, though some mountain subdivisions still build on those grades.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Suggests tracing contour lines to see where existing homes are built; if your steep area doesn’t match where others are building, that’s a red flag.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Step 4 – Environmental (wetlands & floodplain)** - Focuses on two main hazards: wetlands and flood zones, both of which can severely limit use and trigger heavy regulation.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Good example: - The 8.9‑acre parcel is completely outside floodplain and wetlands, with a stream and wet area only on adjacent land to the east, leaving the subject parcel unaffected.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Bad example: - A 2‑acre property on Fire Tower Lane in Hoke County is almost entirely covered by wetlands and partly by 100‑year flood zone.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Any driveway would have to cross wetlands and possibly floodplain, invoking complex environmental permitting before even reaching the building area, and the soils are bad as well.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Takeaway: land can fail both on buildability and on the cost/complexity of just getting legal, permitted access through sensitive areas.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Step 5 – Street view (on-the-ground context)** - Recommends both physically visiting the site and using online street view to inspect curb appeal and neighborhood character when shopping online.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Good example: - Street view of the 8.9‑acre tract shows attractive open cropland with tall trees around it, giving a private, flexible “blank canvas” feel.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Notes one drawback: a town cemetery just north, partially screened by trees, which may bother some buyers but is not fatal.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Bad example: - A 0.13‑acre parcel in Georgia across train tracks from a neighbor with an extensive “junk emporium” of vehicles and clutter, highly visible from the subject lot.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Argues that regardless of the neighbor’s rights, most residential buyers will not want to look at that daily, hurting marketability and financing prospects.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Takeaway: neighborhood ambiance and neighbors’ uses can matter more than the parcel itself for long‑term livability and resale value.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Step 6 – Satellite view (surroundings and nuisances)** - Uses satellite imagery to step back and evaluate broader context: neighbors, industry, agriculture, infrastructure, and potential nuisances.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Good example: - Zoomed‑out view of the 8.9‑acre parcel shows the cemetery to the north and a junkyard about half a mile up the road, both far enough or screened enough not to be major issues.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - To the south is a church and ballfield, to the west the town’s main street; overall, it is a uniquely large, well‑located infill tract near the town square.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Bad example: - A ~39.3‑acre farm in Halifax County that appears great until satellite view reveals an industrial hog farm immediately to the west.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Notes that concentrated animal feeding operations create powerful odors and other externalities that depress nearby residential demand and may force residents to keep windows shut.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Mentions other satellite red flags: wind or solar farms as visual issues, logging operations, heavy industrial sites, quarries, and logistics hubs.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Live 60‑second ASSESS challenge (New Jersey property)** - Pulls a 7‑acre listing on Ridge Road in Browns Mills, New Jersey (listed at $125k) and runs the ASSESS checks on Land ID and Google Maps under a ~60‑second timer.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Rapid assessment: - Access: has county road frontage, so passes.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Soil: mapped as Lakehurst sand; notes “excess water” on the map but points out sand typically drains well; photographs suggest a dry southwestern section; still insists on a soil map/field check before purchase.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Slope: essentially flat.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Environmental: a drainage ditch along the north boundary and a natural stream running north–south through the middle; everything east is wetlands, everything west appears mostly buildable with ample homesite area.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Street view: attractive wooded frontage with pines and an apparent path used by hunters in a rural‑residential setting.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Satellite: broader neighborhood looks clean with no major red flags and reasonable proximity to town.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Concludes he likes the property but would not make an offer without knowing market value, which he positions as the topic of the next video.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Outro and resources** - Reiterates that following the six‑step system prevents expensive surprises and surfaces major red flags quickly when screening multiple deals.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Promotes free downloads: land buyer due diligence checklist, roadmap, and ASSESS preliminary risk evaluation guide, plus an educational course and land portal free trial.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) --- ## Critical take‑aways - **Use ASSESS as a repeatable filter.** - Always screen land for Access, Soil, Slope, Environmental constraints, Street view, and Satellite context before spending serious money or time on a deal.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Access issues can kill value.** - Lack of clear legal and physical access can make land nearly worthless, so verify road frontage and easements via deeds, plats, and county records, not just online maps.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Soil for septic is often the biggest swing factor.** - Poor septic soils can drop a parcel’s value by tens of thousands, so treat county soil maps as a rough guide and invest in a soil scientist or county evaluator before closing.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Slope drives build cost and feasibility.** - Excessive slope increases construction complexity and cost; compare your intended homesite’s slope to where other homes are actually built nearby.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Wetlands and floodplain add hidden regulation and cost.** - Building driveways or structures through wetlands/flood zones can trigger heavy regulatory burdens, making some parcels practically unusable even if they look cheap.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Neighborhood context can outweigh parcel features.** - Nearby cemeteries, junkyards, train tracks, hog farms, and industrial sites can significantly hurt long‑term enjoyment and resale, even when the land itself looks great.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Online tools can screen deals in under a minute.** - With practice, basic GIS, soil maps, street view, and satellite imagery allow a fast preliminary risk evaluation so you only pursue land that merits deeper due diligence.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) --- ## Practical action items - **Before analyzing any specific parcel:** - Set up access to your county GIS, a soil map source, and satellite/street view (e.g., Google Maps) and, optionally, a tool like Land ID.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Save or print a one‑page ASSESS checklist so you run the same six checks every time.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **When you find a candidate property online:** 1. **Check access first.** - Confirm visible road frontage and then confirm legal access via deed/plat or county records; discard or deeply discount landlocked or ambiguous‑access parcels.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) 2. **Pull the soil map.** - Identify soil series, look for well‑drained vs poorly drained types, and estimate whether there is enough suitable area for septic at your desired bedroom count.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) 3. **Evaluate slope using contours.** - Determine if potential building areas are relatively flat or gently sloped and compare to nearby built homes; downgrade parcels with extreme slopes and no precedent for similar builds.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) 4. **Overlay environmental layers.** - Map flood zones and wetlands; ensure both your driveway path and homesite sit outside regulated areas with a reasonable buffer.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) 5. **Scan street view.** - Virtually “stand” at the frontage and note curb appeal, noise sources, and immediate neighbors (cemeteries, junk yards, heavy clutter, tracks).[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) 6. **Zoom out on satellite.** - Look for livestock operations, landfills, industrial plants, quarries, large-scale ag, wind/solar farms, airports, and rail corridors within the smell/noise/visual impact radius.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - **Before making an offer on a short‑listed parcel:** - Commission a soil scientist or county site evaluator for a septic feasibility study in your intended building area.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Visit the property in person, ideally after heavy rain and in warm weather, to see drainage, standing water, and any odor issues firsthand.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) - Verify all assumptions (access, easements, environmental constraints) with official documents and departments, not just maps.[youtube](https://www.youtube.com/watch?v=ozczKcYvctw) If you share a specific parcel you are considering, this framework can be translated directly into a step‑by‑step evaluation checklist tailored to that property. 1. [https://www.youtube.com/watch?v=ozczKcYvctw](https://www.youtube.com/watch?v=ozczKcYvctw)