> ## Documentation Index > Fetch the complete documentation index at: https://terrascout.ai/docs/llms.txt > Use this file to discover all available pages before exploring further. # Redevelopment Opportunities > Find underutilized commercial properties where land value exceeds improvements Some of the best commercial opportunities are existing properties where the land is worth more than what's built on it. When improvement value drops below a threshold relative to land value, it signals a teardown candidate—the "highest and best use" is something other than the current building. Ploti helps you find these opportunities systematically. ## The Opportunity Redevelopment analysis helps you: * Find properties where land value far exceeds improvement value * Identify vacant commercial land classified as "improved" but essentially undeveloped * Target underutilized parcels in high-value locations * Screen hundreds of commercial properties for redevelopment potential in seconds ## Walkthrough: Finding Underimproved Commercial Parcels Let's find commercial properties over 1 acre where the improvement value is less than 25% of land value—classic redevelopment candidates where the land is worth 4x or more than the building. ### Step 1: Select Your Search Area First, select the boundary you want to search within. Selecting a county as the search boundary ### Step 2: Ask the Question Asking Ploti to find underimproved commercial parcels We asked: > Find commercial parcels over 1 acre where the improvement value is less than 25% of the land value This query combines: * **Commercial property type** (Commercial, Retail, Office Building) * **1+ acre** (meaningful redevelopment size) * **Improvement \< 25% of land value** (the "underimproved" threshold) ### Step 3: Review the Plan Ploti analyzes your request and creates an analysis plan: Ploti's analysis plan showing commercial parcel filtering The agent identified: * **1,214 commercial parcels** in the boundary * **291 commercial parcels** over 1 acre * **\~34 parcels** meeting the underimproved threshold ### Step 4: Review Final Results Map showing 34 underimproved commercial parcels Ploti found **34 underimproved commercial parcels** totaling over 1,000 acres. | Filter Stage | Parcels | | -------------------------------- | ------- | | All parcels in boundary | 64,375 | | Commercial properties | 1,214 | | Over 1 acre | 291 | | Improvement \< 25% of land value | 34 | **88% of large commercial parcels have improvements worth more than 25% of land value.** These 34 properties are the outliers—where the land has become more valuable than what's on it. ### Step 5: Analyze the Summary Summary showing underimproved parcels by city and value Ploti breaks down results by location and value: | City | Parcels | Acres | Land Value | | ------------- | ------- | ----- | ---------- | | Orlando | 3 | 71.5 | \$18.8M | | Winter Garden | 17 | 112.4 | \$15.1M | | Ocoee | 10 | 40.9 | \$5.0M | | Apopka | 3 | 35.5 | \$1.4M | | Groveland | 1 | 740.8 | \$7K | **Summary statistics:** * Total land value: \$40.2 million * Total improvement value: \$3.1 million * Completely vacant (\$0 improvements): 19 parcels * Minimal improvements (under 25%): 15 parcels **Notable finds:** * 2530 N Hiawassee Rd, Orlando — 66.8 acres, \$18.8M land value (only 9.7% improved) * Tomyn Blvd, Winter Garden — 14.4 acres, \$2.5M land value, completely vacant * 12650 W Colonial Dr, Winter Garden — 4.7 acres, \$2.5M land value (only 3% improved) ## Why Improvement-to-Land Ratio Matters The improvement-to-land ratio is a classic real estate metric for identifying redevelopment candidates: | Ratio | What It Means | | --------- | ------------------------------------------------ | | Over 100% | Building worth more than land (hold or renovate) | | 50-100% | Balanced value (may be at highest use) | | 25-50% | Underimproved (potential opportunity) | | Under 25% | **Strong redevelopment signal** | | 0% | Vacant land classified as commercial | When land value significantly exceeds improvement value, the market is telling you the "highest and best use" is something other than the current building. These are teardown candidates. ## The Time Savings Without Ploti, this analysis would require: 1. Obtaining commercial property records from the county 2. Filtering for commercial property types 3. Filtering for parcels over 1 acre 4. Calculating improvement-to-land ratios in Excel 5. Sorting and filtering to find properties below threshold 6. Cross-referencing addresses to understand locations 7. Creating summary statistics by jurisdiction **That's 3-4 hours of analyst work. Ploti did it in 45 seconds.** And because Ploti shows results on a map, you immediately see the spatial patterns—like the concentration of opportunities in Winter Garden and along major corridors. ## Tips * Properties with 0% improvement value may be parking lots, storage yards, or truly vacant—verify current use * Factor in demolition costs when analyzing older buildings * Check for environmental issues on older commercial sites (Phase I recommended) * Look at recent nearby development to understand achievable density * Consider why the property is underimproved—there may be access, zoning, or utility issues ## Other Example Prompts ### Completely Vacant Commercial Land > Find commercial parcels over 2 acres with zero improvement value Targets truly vacant commercial land without any structures. ### Old Buildings on Valuable Land > Find commercial parcels over 1 acre with buildings built before 1970 and land values over \$500,000 Combines building age with high land value as redevelopment signals. ### Underbuilt Retail Sites > Find retail parcels over 1 acre where building square footage is under 5,000 sqft Small buildings on large retail parcels often indicate redevelopment potential. ### High-Value Underimproved > Find commercial parcels where land value exceeds \$1 million and improvement value is under \$100,000 Targets the highest-value redevelopment opportunities.