Are Rural Land Deals the Most Overlooked Path to Building Wealth in 2025?

[Steve Eason]

Over the past year, I’ve shifted focus from traditional multifamily toward undervalued rural land and light-touch conversions—and the returns are surprising even the skeptics.

✅ Entry under $20K
✅ No tenants, no toilets
✅ Strong passive income potential (leases, modular resale, short-term builds)
✅ Flexible exit strategies
✅ Easier to secure site control (master lease, seller financing, etc.)

One of our current projects is a historic mill rehab being converted into 36 units of independent living, stabilized NOI projected around $500K with a cap rate of 5.75%. We're structuring the deal using a mix of seller-held paper, bridge debt, and light equity.

I’m curious:

• Who else here is combining rural land, tax credits, or adaptive reuse?

• How are you navigating financing in non-traditional markets?

• Would you invest in a rural deal with stabilized returns north of 12%+?

Let’s trade strategies—especially if you’re moving beyond the typical urban playbook.