For a seasoned real estate investor or a forward-thinking homesteader, the most lucrative strategy isn’t buying a finished home—it’s identifying raw potential and executing a high-margin conversion. When a property already features heavy structural infrastructure, deep utility hookups, and vast acreage for a sub-$150K price tag, you are looking at a textbook value-add play.
Today, we are analyzing 3110 Borland Rd, Ray, OH 45672—a magnificent 9.36-acre parcel of unimproved land listed at a highly accessible $129,000. Hidden completely out of sight from the main road, this property features an incredibly robust concrete-block structure just waiting to be transformed into a custom residential cabin or a high-yielding short-term nature rental. Let’s break down the mechanics of this unique garage-to-living-space conversion and why this Ohio tract is a cash-buyer’s dream.
Property Highlights at a Glance
| Metric | Specification |
| Listing Price | $129,000 (An exceptional entry point for raw acreage with structures) |
| Lot Size | 9.36 Acres (Deeply secluded, mostly wooded with mature timber) |
| Primary Structure | 24×56 Concrete Block Garage (Incredibly durable bones) |
| Recent Upgrades | 16×46 Frame Addition built in 2023 (Ready for conversion) |
| Power Infrastructure | 200-Amp Electric Service Connected |
| Water Assets | Public water available at road; Spring-fed cistern on-site |
| Accessibility | Highly private, yet offers quick and easy access to US-35 |
| Annual Taxes | Shockingly low at roughly $361/year (Minimal holding costs) |
The “Sweat Equity” Play: The Ultimate Cabin Conversion
The headline feature of this 9.36-acre estate is the heavy structural footprint already built on it. Tucked away privately on a clearing in the woods, you will find a massive 24×56 concrete block garage. Concrete block construction provides an incredibly stable, well-insulated, and fire-resistant shell that far outlasts standard wood framing.
Crucially for investors, a massive 16×46 frame addition was added to the structure in 2023. This addition was specifically designed with residential conversion in mind. It sits on a solid crawlspace, and the framing is a blank canvas ready for drywall, insulation, and custom flooring.
Instead of dealing with the skyrocketing costs of building a new cabin from scratch—which can easily clear $200 per square foot today—this property hands you the roof, the foundation, and the structural walls for a fraction of the cost. Converting this massive 2,000+ square foot total footprint into a trendy “Barndominium,” a rustic hunting lodge, or a modern eco-cabin would immediately multiply the property’s market value.
Shovel-Ready Infrastructure & Utilities
The absolute biggest risk when buying rural acreage is the hidden cost of bringing power and water to the build site. Excavation, setting poles, and running lines through dense woods can easily drain tens of thousands of dollars before you even start building.
This Borland Road property eliminates that financial risk entirely:
- 200-Amp Electrical Panel: A heavy-duty 200-amp electric service is already fully connected and operational on-site. This provides more than enough juice to power a large household, modern appliances, HVAC systems, and a heavy-duty workshop simultaneously.
- Smart Water Systems: County water is directly available at the road, ready for a standard tap-in. Additionally, the property features a spring-fed cistern system that has already been partially plumbed directly into the crawlspace under the 2023 addition. This offers a brilliant secondary, highly sustainable water source perfect for off-grid enthusiasts or homesteaders.
Timber Assets and Tactical Seclusion
Beyond the structures, the 9.36 acres of land offer immense natural and financial value. The acreage is mostly wooded and features an abundance of mature timber. For an enterprising buyer, a selective timber harvest could instantly generate thousands of dollars in immediate liquidity to fund the residential garage conversion.
The property offers complete, absolute privacy. The structures are built deep within the lot, making them completely invisible from Borland Road. It serves as a true sanctuary for hiking, hunting, or simply escaping the grid. Yet, despite this extreme privacy, it sits just moments away from US-35, granting seamless accessibility to nearby towns and outdoor recreation hubs. With holding costs sitting at a microscopic $361 a year in property taxes, you can comfortably sit on this asset or take your time building without any financial strain.
The Verdict
At $129,000, 3110 Borland Rd is one of the most versatile real estate plays on the Ohio market. It effortlessly bridges the gap between raw land and a structural fixer-upper. With a massive block garage, a 2023 residential addition, a 200-amp power system, and nearly 10 acres of mature timber, the framework for a high-value estate is already in place. Whether you are looking to build a private off-grid homestead or create a highly profitable cabin rental, this hidden Ray, Ohio gem is an opportunity you cannot afford to miss.
Listed on Zillow