How to Evaluate a Rural Land Parcel in 30 Minutes or Less

Most people spend weeks researching a land parcel. With the right tools, you can make a solid go/no-go decision in 30 minutes.

Here is the exact checklist we use for every parcel we look at.

Step 1: Flood Check (2 minutes)

Go to msc.fema.gov, enter the property address or GPS coordinates.

If any part of the parcel is Zone AE, AO, or VE: walk away or price in significant flood risk.

Zone X (unshaded): low risk, green light.
Zone X (shaded): moderate risk, acceptable with awareness.

Time: 2 minutes. Stakes: entire investment.

Step 2: Road Access (3 minutes)

Open Google Maps satellite view. Zoom to the parcel.

Questions to answer:

• Is there a visible road or track to the property?
• Does that road cross another owner's land?
• Is there a recorded easement in the county records?

No public road frontage + no deeded easement = landlocked. Legally inaccessible. Walk away.

Call the county recorder and ask: "Does parcel [number] have recorded access easements?" Free. Takes 3 minutes.

Step 3: Soil and Drainage (5 minutes)

Go to websoilsurvey.sc.egov.usda.gov. Enter the address. Navigate to the "Soil Data Explorer" tab.

Look for:

• "Flooding frequency" — anything above "none" is a concern
• "Depth to water table" — less than 12 inches seasonal high = drainage problems
• "Soil drainage class" — "poorly drained" or "very poorly drained" = septic will be expensive or impossible

Why this matters: A parcel with poor drainage may require an engineered septic system costing $15,000+ instead of $4,000.

Step 4: Well Records (5 minutes)

Search "[your state] DNR well records" or "[your state] groundwater portal."

Missouri: search "Missouri DNR water well logs" → free searchable database.

Enter the parcel location. Look at wells within 1 mile.

Note: depth to water, reported yield (gallons per minute), and any noted water quality issues.

If nearby wells are consistently 80-120 feet at 5+ GPM: you are in good groundwater territory. If you see 300+ foot wells and 1 GPM reports: budget $15,000+ for water.

Step 5: Power and Cell (3 minutes)

Google Maps: zoom to the area and look for power lines along roads near the property.

Check T-Mobile/Verizon coverage maps for the parcel GPS coordinates.

No nearby grid power = off-grid solar is your only option (budget it in).
No cell service = satellite internet (Starlink ~$120/month) is your only option (budget it in).

Neither of these is disqualifying — just cost factors to model.

Step 6: Timber and Surface Features (5 minutes)

Back in Google Maps satellite view:

• Mature hardwood timber adds $500-$2,000/acre in value
• Existing structures (barn, shed, old house) — value or liability?
• Existing pond or creek — significant positive value
• Obvious gravel pits or old dump sites — red flags
• Power line easements across property — limits use

Step 7: Recent Sales Comp (5 minutes)

Zillow Land, LandWatch, or county assessor website: find 3-5 recent sales within 10 miles of similar acreage and use.

Divide sale price by acres = price per acre.

If asking price is more than 20% above recent comps: start negotiation there.
If asking price is at or below recent comps: may be a motivated seller, move quickly.

Step 8: Mineral Rights (2 minutes)

Ask the seller's agent or listing: "Do mineral rights convey with the surface?"

In some states and older parcels, mineral rights were severed from surface rights generations ago. This means someone else can legally access and extract minerals from your land.

In Missouri, this is less common but not rare. Worth 2 minutes to ask.

The Scoring Sheet

Rate each factor 1-3:

Score 14-21: Strong candidate. Do deeper research.
Score 8-13: Needs negotiation or specific plan for weak factors.
Score 7 or below: Pass unless there is a compelling single factor overriding the negatives.

The 30-Minute Result

You should now know:

• Whether the land is buildable (flood, drainage, access)
• Approximate water cost (well records)
• True utility situation (power, cell)
• Whether the price is fair
• A rough go/no-go score

This does not replace a full due diligence period with a survey, title search, and perc test. But it filters out 80% of bad parcels in 30 minutes — before you drive 3 hours to look at them.

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This framework was built by Axel Hood for the Hood Homestead land search. Download the full Land Evaluator at thehoodhomestead.com (coming soon).