Today we are going to walk you through how to subdivide a piece of land on Land.id (formerly Mapright).
Why is this something you need to know how to do as a land investor?
Knowing how to subdivide a parcel can help you scale your land business and get you more profitable deals, and this tool is a great way to get you started in the process.
We use this tool in our own land flipping business to not only subdivide parcels, but to evaluate many aspects of the land such as: slope, county lines, whether it’s on wetlands or floodplain.
These features can influence the quality of the property and will help you determine the right price point.
Let’s get started!
In order to learn how to subdivide on Land.ID, you will first need to create an account on their website HERE.
Once you have successfully setup your Land.ID account, go ahead and open the program.
For this tutorial, we are going to focus on Oklahoma, and the tool we are going to use is the Area Measurement Tool in the top right corner under “Tools”.
See the example below.
Next, click the “Parcels” button in the top right to see the outlines around each property.
Zoom-in on Oklahoma until you can see the individual parcels of land.
We are looking for a piece of land that has good road access, similar to the example below.
When subdividing land, you are going to want to make sure the parcel has road access.
You can see a road to the north and one to the west of the parcel; this is exactly what we want!
After you’ve found a parcel with good road access, you are going to want to click on the property.
This will open a new window on the left that features all of the Parcel info.
Go ahead and click on the Convert to Mapped Feature button located at the bottom of this window.
A popup should appear that says “Convert to Mapped Feature” with “Convert To:” underneath.
Make sure Boundary is selected and this click Save.
There should be a red outline around your parcel now.
To the left, you should now see Basemap, Overlays and other tools to use.
If you click on Overlays, you will see a lot of different options to click on.
Some of the main Overlays you will want to become familiar with are “FEMA Floodplain”, “Wetlands” and “Contour Lines” (slope).
Luckily, the floodplains that show up on our parcel shouldn’t interfere with our subdividing.
Check out our full tutorial on how to use Overlays on Land.ID HERE!
After we’ve converted our parcel and have looked at the main Overlays to determine if the parcel is good for subdividing, we can now get to actually subdividing our property!
Remember the Area Measure Tool we showed you earlier?
Click on this tool and you will be able to click and drag a square directly onto the parcel.
For this example, we are going to make the parcel around 13-14 acres in a rectangle shape.
You can also see details on perimeter and area on the right hand side of the screen.
You are now ready break down the parcel even further.
For this example, we have broken these down into 13-14 acre parcels, with a couple 10+ acre lots, and one large parcel to mix up the parcel size. See below.
We always recommend breaking up the lot sizes on the parcel to avoid over-saturating the market with one parcel size.
Congratulations! You’ve officially subdivided a parcel using Land.ID!
With this information, you will be able to price each piece to make an impressive profit.
If you sold this property AS IS, without any subdivides, you would get a couple hundred thousand dollars.
Selling the subdivided pieces individually is going to DOUBLE or even TRIPLE your profits.
**Before you begin the process, we recommend talking to the city or county that the property is located in to see what the restrictions are for minor subdivides.**
After this tutorial, you should be well on your way to scaling your land flipping business!
Check out the full tutorial video below ⬇️
Dan: Welcome to the real estate investing podcast, where we help you unlock your potential freedom through land investing, real estate investing, and entrepreneurship. Hey, everyone, welcome back to the real estate investing podcast. Today’s topic. We’re discussing four ways to double your land investing business in 2024.
I’m your host, Dan Apke, joined again by my brother and business partner. And Ron, I think this topic came up because we’ve been doing some one on one coaching calls lately with a black Friday special we did to get the coaching members. And it’s been a hot topic. Everyone’s coming in. They want to double their business.
They’re, they’re doing things fairly efficiently. They’re getting good deals. They’ve done 10 deals, they’ve done 15 deals, whatever it is, and they want to get it to that next level. And I’ve been thinking a lot about just some, like some of the easiest ways we’ve seen to double your business, uh, in, in a fairly short amount of time.
A lot of it’s changing your mindset and getting into things that you haven’t really gotten into yet. And we’re going to talk about that here, Ron.
Ron: Yeah. Excited to get into it. It’s four very practical ways, uh, whether, I mean, obviously if you’re getting started in 2024, uh, you just want to implement these things, but if you’re in 2023 and you made 200, 000, this is a way to do 400.
If you made 500, this is a way to do a million. Um, so I think it’s going to be very practical advice for them.
Dan: Completely agree. And we’re going to start with the first of the four ways is what you guys probably thought we would say, which is increasing your marketing. But not only do you just want to up your mail from 5, because another thing I’ve been seeing these last few weeks was, uh, a lot of people upping their mail, but their operations weren’t ready.
So some of it was about, okay, you’re spending 150 to get a lead. And you’re not taking care of these leads. You’re not calling back. You’re not calling them properly, whatever it is. So we, uh, we spent a lot of time working on fundamentals of the actual operations and catering to leads and everything that goes into the acquisition side before that.
It’s not all you can like, you can probably double your business off. Creating more of an efficient lead process. If you’re already really calling these people back and, you know, stretching this out and calling and following up and keep nagging them in sales, this might not be that part. But in terms of just increasing your marketing, that’s a really, really solid way to do it.
There’s two ways to do it that we really focus on. That’s introducing a text follow up, which I love. Like you want to double your leads, double your, double your revenue and profit. Increase your texting, follow up texting from every mail that you’ve done, uh, increase your mail, get your mail on a schedule, things like that.
And that’s another thing I wanted to talk about is getting your mail on a schedule and increasing that.
Ron: Yeah. With these coaching calls that we’re doing, it’s okay. Like some of them are sending 5, 000 mailers a month. They’re making 50, 55, 000 a month. Very consistently. They’re like, how do I make more money?
Like those are the two options. You need to become more efficient, uh, with those 5, 000 mailers a month, or you need to add marketing by adding texting, um, by adding more mail, by doing more mail. Uh, so those are really the two options as you’re scaling up with in that, like when you’re trying to get more marketing, send text messages, send more pieces of mail, and that is going to get you more leads, get you more deals, make you more money.
Dan: Completely agree. And I was talking about getting your mail on a schedule because a lot of people I’ve seen are. Sending out mail whenever it’s ready or whenever the time works, we’ve been working on creating a document. Very simple, right? You have the counties you’re selecting or the areas of code, whatever the marketing you’re doing, you have that, and then you have a date.
It’s going to go out. You have the acreage range that is going to the amount of county or the amount of records you’re pulling from it, and you can start cycling it. So if you want 6, 000 months, maybe you send. 3000 a week or a bi weekly and you get it on a schedule and visualize it for the next four to six months.
Markets aren’t going to change that much. You can revisit it, you know, in a couple of months and make sure nothing drastically has changed. But for like being four or five, six months ahead on a marketing standpoints really helps, uh, as you scale up, it just helps organize your system. So you don’t need to worry about it.
You don’t need to go select counties anymore. You don’t need to go and pull, uh, figure out what acreages you’re pulling, anything like that. Um, which gets me to the next one, Ron, we talked about. That a little bit, and we’ve been talking to podcasts to go. We had this as a whole topic and it’s introducing double closing to your business.
And when, when you do this the right way, I really think this will, this will, and can double your business. It’s a, it can also shrink your business if you do it the wrong way as well. So you want to, you want to use it appropriately and when necessary. And there’s two ways we really use this is. When the, it comes down to risk and risk is kind of catered off into two areas.
Like there’s risk of the land itself, and then there’s risk of the price. So if the price is too high, you cannot negotiate them down. Then that’s one way when we use this, right? Maybe the property is worth a hundred thousand. Like we talked about properties worth a hundred thousand. We offered 45, 000 on our letter.
We can’t use deal funding with that because it’s, uh, if, if they, but 70, 000, there’s just not enough spread to get funding for it, things like that. But you still have some 30, 000 of equity in it. So you don’t want to throw it away. First step. You really want to try to negotiate them down, get a better price on it.
Be very aggressive, get a good price on it. If you haven’t listened to this episode, go back to episodes and listen to that. But, uh, The next thing is when a property is too, a little too sloped, maybe some of it’s wet. Maybe there’s, it’s in an HOA. That’s how I classify the risk. There’s the property and then there’s the price run.
And if it falls in one of those, then I would consider this option.
Ron: Yeah. I mean, those are all great opportunities for double closing. And if you are someone who’s been in this business for a year for I don’t know anything. It was six months. You’ve sent 000 mailers. And you look back at your leads. And we were talking to a student earlier today, Dan, go through your CRM.
Are there options for double closing that you might’ve said no to at one point? And you can there meet on the bones in your leads that you already have. Uh, so there’s a lot to that and going forward, having double closing as an option, never relying on it a hundred percent. It’s very, very key. But when someone is sticking to their number, And they’re willing to let you market it for three months, whatever it is.
That is a way where you can easily add three, four, 500, 000 to your business. Someone in our community right now. Is buying a property for three 95, 395, 000. And they’re going to, I reviewed it the other day. They wanted to list it like 650. I’d told them probably like 600, 000 so you can get it closed. This is a double closing.
So you do not have unlimited time, but he’s going to make. Anywhere from 150 to 225 on that deal and he never had money out of the pocket, nothing like that. And it just added revenue. If that wasn’t an option, he would never be making that money.
Dan: Yeah, we do not like the way, for what we’re doing here, we don’t like the way where you Find a cash buyer investor, and you’re not putting it on the market where the way we do this, we’re putting it on the MLS, we’re putting it on Facebook, we’re getting an attorney, in fact, a legal document to allow that.
And we’re not just flipping it to investors. We do our due diligence. We provide an immense amount of, uh, value to the seller. And I think one way we do that is just by being very transparent. Justin could have got that, uh, offer that offer, whatever that seller cash for 250, 000 or whatever he offered in two, three weeks, right?
But since the owner wanted more money, he couldn’t talk them down. The owner wanted 400 or whatever the price is he’s buying it at. That’s when we went to this option. He couldn’t negotiate down. And it’s like, okay, I can get you that money in two weeks at two 50, or I’m going to need 90 days. And then you get an attorney in fact, and you list it on the market.
And that’s kind of how it works with that. But if you guys aren’t looking into that, I highly recommend it. Uh, it can really, really help scale your business. Lead leads are expensive. Like we said, in the last one, increase your marketing leads are expensive. Let’s take advantage of them. There’s going to be a certain amount of people that.
Either the land was slightly defective and it was just too risky for you to buy or the price was just too high. Those are the two options I really see it working really well with. Next thing we get into here is bigger deals. Don’t have much to say about this because it’s pretty self explanatory, but 200, 000 plus deals, 150, 000 plus deals up your numbers.
You need one deal in that range to make good six figures. Um, and then you just get a few of those four or five of those a year and it, it puts you in a tremendous spot and then you still sprinkle in your average price deals as well. But there’s so much less competition and higher acreages. People aren’t going aggressively after them.
There’s not a lot of offers out there. People are scared of them because the funding, the risk, all of that stuff. But it is a way to really, really scale your business.
Ron: Yeah, I mean, the, the key to this is if you are not marketing to. Not necessarily big acreages, but high price properties, price properties that are, uh, you would be offering 200, 300, 000.
You’re losing out on money. Like you need to make sure you are getting those offers out the door at, I mean, go up to 500, 000. And that is the main purpose of this. Like you cannot get them down if you’re not targeting them. Not saying they’re going to come every week, every month, even, but when they come, it’s going to bump up your average deal profits so much.
We’re talking to someone, I know I keep saying we’re talking to people. Um, we were talking to someone earlier today and they’re, that’s all they’re missing is that big deal, Dan, like once they get, and it’s going to come and they’re targeting it, it just takes some time sometimes. They don’t come every mailer, but once you get that big deal, you turn that 12, 000 average profit into 25, 000 because that’s how much it pulls it up.
Dan: Yeah. And it’s a mindset. Some people only market from two to 20 acres or something like that, but it’s really a mindset shift of changing. You’re getting more higher offers out there. Two to 200, two to 500, whatever it is. Uh, and and going in more in hotter areas where 5 acres might be worth a little more 20 acres might be worth 250 grand.
That type of stuff as well would do it. And both the strategies work. Well, you either have to up your acreages or up the price per acre and and go target those areas. Those are kind of 2 ways to do it, but. Lastly, we have, which kind of goes hand in hand with bigger deals, the fourth way. So, so far around, we have increase your marketing, introducing double closing, get bigger deals.
And then the final one, the fourth one is projects and projects. We mean there, I mean, projects are projects. There’s so many different types of products, projects you can do. There’s entitlements, uh, which you can make a mass amount of money off of their subdivides that you can actually plan out yourself.
So entitlements is like getting them ready for a subdivide and a builder to come in or developer to come in. And do it and getting all the approvals for all that stuff. And then you can actually do the subdivides too. And there’s major subdivides and minor subdivides. Uh, we really speak highly of minor.
We’re not experts in major. It’s a lot of different things and expertise you need to go into it. There’s tons of money you can make in subdivides, major and minor. And then really just any improvement added project that you’re, I mean, you’re, you can take a hundred thousand dollar project, a hundred thousand dollar piece of land property and make it 400, 000 by doing minor subdivides.
Like it’s, it’s pretty, it’s pretty powerful how it works.
Ron: Yeah, I mean, all, if you become an expert in a certain project area, like that can be your niche and you can double your business by doing so few deals, like you do not need to do a lot of subdivides to make a million dollars a year. You don’t need to build a lot of houses on a property if that’s like an expertise that you have to, um, make a million dollars a year and like all these projects are.
As you add expertise to the thing, you’re going to have a higher margin if you’re doing it the right way. And that’s, like, you don’t want to try a hundred things at once. You do not want to, like, start trying to do this and only start trying to do subdivides. But if you can add one or two subdivides a year, that is going to drastically improve your business with little time and effort, honestly, Dan.
Minor subdivides are easy.
Dan: Yeah, and the thing when people go into these project based, like, entitlements and stuff, you’ll make so much money. And it’s a really good niche to be in, but you lose some of the deal flow. So I think combining this with buying and flipping and doing your other things and keeping like your, uh, your pipeline full on all sides.
So you’re not just getting a deal, making seven figures, waiting eight months, making another seven figures. You know, you can add those in and sprinkle those. You can make 500, 000 off a project, a big entitlement project, but you’re also buying and flipping land. You’re doing 50, 000 deals. You’re doing some minor subdivisions.
We called this business land investing online for a reason because there’s not one way to do things. Ron and I, when we first started teaching land investing, we didn’t even teach texting. We didn’t teach double closing. We were constantly evolving and changing to that. We don’t teach entitlements right now.
Uh, subdivides is something we always preach. Like there’s just so many ways to make money from land. This is land investing, right? It’s, it’s very broad for a reason. There’s lots and lots of different ways to do it. Our goal, Ron and I’s goal of why we do this podcast, why we do these YouTubes, why we do.
Uh, all this education is to help you guys reach freedom. And we try to find the easiest and most efficient way for you guys to reach that freedom through land investing and kind of work backwards from that mission So we talk about this and we love to hear other people’s experience And what they’re doing and people come in the community and teach us things also And there’s so many we just talk about texting and mail for our marketing, right?
There’s so many other ways to acquire like the name of the game is just getting sellers contacting sellers under market value and getting them under contract like the way to do that There’s it’s constantly going to change, but we’re, we’re trying to stay on the forefront of this and bring, uh, some of the most latest things that we’re seeing on our side.
Ron: Yeah, I mean, the base way we teach things is like how to make money in land, like as a whole, just like, this is the base of how, how you’re gonna make money. Like the easiest way, the easiest starting point to making money in land, in my opinion, is what we teach buying and flipping. Um, but then you start putting in your own spin on things, whether it’s projects or there’s different marketing and you, you just learn, like.
You learn, you’re going to learn from buying and flipping about land, the base education of land, um, and beyond that for sure. But then you bring in your own thing. You test things out with five, 10 percent of your time and money, and you’re going to learn so much more and then your business will take off.
And that’s how you’re going to double it in 2024. You need to start, you need to test things out, Dan. Like I I’m not one to. Like you said, don’t throw 75 percent of your business at a sub at subdividing if you’ve never subdivided, but you could one out of every 10 deals. If that’s a subdivide, that is going to change your business, change your life, provide that freedom that Dan was talking about.
Um, yeah, I mean, anything’s possible for you guys in 2024 and land
Dan: Yeah . I think take, take these, you know, take these four things we’ve talked about. You can introduce all of them, like introduce texting. If you haven’t, if you guys are serious about this. Definitely introduce double closing, definitely introduce texting.
If you have the time, don’t do it. If you’re already time strapped. Um, but if you’re time strapped males, the most efficient way with blind offers specifically, but introduce texting. If you have the time introduced, double closing, everyone, period should do that, uh, to increase your business. You will get deals from it immediately.
We, we, I was just talking a couple of months ago or probably a month ago to our other brother, Mike, and. Uh, I’ve been preaching this and he was asking when the module is coming out and all that stuff. And then, uh, the module was released the next day within 24 hours, I think maybe 48 max. He had one under contract cause he had that pipeline.
Like Ron was saying, the meat on the bones already sitting there. Uh, and hopefully make some good money on that, but introduce double closing, get bigger deals up your acreage ranges. Every, once you guys start making money, you’re going to have extra money to work with. Right. And when you have extra money to work with, you’re not worried about what.
5, 000 yield mailers, uh, get you or 10, 000. So you want to start experimenting a little bit, send out high acreages, send out expensive areas, try take 10, 20 percent of your marketing money and try new things. Go after highly priced, you know, very high priced properties outside of, uh, you know, very hot city, things like that, and get aggressive with your pricing and just try different things, um, with 10 to 20%.
But yeah, I think if you add, add a couple of projects, Get a bigger deal, you know, a couple of year introduced, double closing, introduced some texting and, and just increasing marketing in general. Like it’s so simple. And while you’re doing that, you’re going to break your operations. You’re going to see what’s working, what’s not working.
Your things are going to fall through the crack. And that’s when you got to constantly throw things out the wall and kind of see what sticks and see what slipped through and see where things are breaking.
Ron: I don’t have much more to add, Dan. I think that’s really helpful. Like, like Dan said, try some of this stuff out in 2024.
It’s not like it’s trying, like it will work. If you implement this stuff, your business will grow without a doubt. Um, and then your operations will be strained a little bit, fix the operations, scale up some more, and you’ll be good to go
Dan: as always. Thank you for joining. Please do us a huge favor and like, and subscribe our YouTube channel and share this with a friend.
It really means the world to Ron and I, but more importantly, it could help change the life of someone else. Thanks for joining and we’ll see you next episode.