Listed by Alliance Properties
$1,400,000
50 site RV Park on 9 acres
Details
APN 0402810000280 & 2 ac out of 0402810000408
Property Type Business for Sale, Mobile Home Park
Sub Type RV Park
Pads 50
Cap Rate 5.86%
NOI $82,046
Occupancy 80%
Pro-Forma Cap Rate 6.15%
Pro-Forma NOI $86,046
Price Per Acre $155,555
Broker Co-Op Yes
Year Built 2017-2019
Buildings 4
Stories 1
Acreage 7.000
Zoning none
Investment Type Owner/User
Occupancy Date 03/24/2026
Ownership 100%
Sale Condition For sale by owner
50-Pad MUD-Serviced RV Park | $1.4M | 9.18 Acres in Crosby, TX
Marketing description
Property Overview
- Property Name: Dell Creek RV Park
- Location: 515 Ulrich Lane, Crosby, Harris County, TX 77532 (Houston Industrial Corridor)
- Offering Price: $1,400,000
- Site Area: 9.18 Operational Acres
- Site Count: 50 Completed, Gated, Full-Hookup Concrete RV Sites (30/50 Amp)
- Price Per Pad: $28,000 / Pad (Priced significantly below regional replacement cost of $35k–$40k/pad)
- Utilities: Public Water & Sanitary Sewer via Crosby MUD (No private well or TCEQ septic exposure)
Financial Performance & Adjusted NOI
Explicit Expense Adjustments (Pro Forma Add-Backs)
- Credit Card Merchant Fees (+$10,497): Structural policy update implemented Q3 2025 passes processing fees directly to guest accounts unless paying via ACH.
- Groundskeeping Normalization (+$24,500): Historical groundskeeping ($39,500 in 2025) reflects a non-continuing private family agreement. Standard commercial rate for 9.18 acres normalizes maintenance to ~$15,000/year.
Hard Asset & Civil Engineering Specifications
- Public Utility Infrastructure: Fully connected to Crosby MUD municipal water and sewer lines. Eliminates environmental compliance risk, package plant maintenance, and TCEQ regulatory oversight.
- On-Site Stormwater Detention: Features a fully constructed, Harris County-certified 1.4 acre-foot private wet detention pond with an engineered 8.7-inch restrictor orifice discharging into the HCFCD channel network. Civil drainage engineering is 100% complete and operational.
- Access & Security Infrastructure: Keypad-controlled electronic main security gate, partly fence, and integrated security camera system. Has mesh Wi-Fi through-out the property.
- Property Facilities: Has 2 cabins, housing climate-controlled guest laundry facilities and administrative management office. Includes an on-site dog wash station, walking paths, and a west-side fishing pond.
Revenue Optimization & Value-Add Mechanics
- Occupancy Profile: Historical baseline occupancy averages 70% during peak industrial contracting cycles, with summer variance (50%) tied to contractor transitions.
- Rate Arbitrage: Current baseline rate is $450/month. Immediate upside available by aligning rates with the $575+ regional MUD-connected market average without additional capital expenditure.
- Management & Tech Operations: Operating model utilizes Campspot with mandatory guest auto-pay integration, paired with a part-time remote manager handling guest bookings via dedicated cellular infrastructure.
- Income Potential: Additional amenities and services: guest shower/restroom facility installation, alongside opportunities for on-site propane, ice, and convenience store. Events and attractions could be a hit. Property is across from the Crosby Rodeo facility where all big events are held.
(Note: The adjacent 8-acre of raw land to the north, features completed RV Park Civil expansion plans and a pre-negotiated northern boundary power line easement, available via separate negotiation.)
Investment highlights
Institutional-Grade Public Utility Infrastructure: 100% connected to Crosby MUD for public water and sanitary sewer service. Eliminates environmental compliance risk, private water well dependency, and expensive TCEQ wastewater treatment plant maintenance.
Significant Price-to-Replacement Value Discount: Offered at $1,400,000 ($28,000 per site), representing a major discount relative to the current regional civil construction baseline of $35,000–$40,000 per pad.
Immediate Expense Add-Back Arbitrage: 2025 net income calculations include $10,497 in credit card fees (eliminated via a Q3 2025 fee pass-through policy) and $39,500 in above-market groundskeeping costs tied to a non-continuing family contract. Normalizing maintenance to market rates increases Pro Forma NOI to ~$117,000 (8.36% Cap Rate) on existing revenues.
Completed Regional Civil Engineering: Features a Harris County-certified, fully constructed 1.4 acre-foot private wet detention basin with an engineered 8.7-inch restrictor orifice discharging to the HCFCD channel network. Civil drainage engineering is 100% complete and operational.
Strategic Industrial Corridor Location: Tucked in a quiet setting directly serving the high-demand Houston Ship Channel & Mont Belvieu industrial corridors. Situated within 10–14 minutes of world-class employers including ExxonMobil Baytown, Enterprise Products, Chevron Phillips, and LyondellBasell.
Turnkey Tech & Low-Overhead Management Model: Fully integrated with Campspot PMS featuring mandatory guest auto-pay, completely removing bad debt and collection friction. Operated by a lean hybrid manager structure requiring zero full-time corporate salary overhead.
In-Place Rate Upside (Zero CapEx Required): The current baseline rate of $450/month offers immediate revenue growth potential by aligning rates with the local $575+ market standard for MUD-serviced sites without incurring additional capital expenditure.
High-Value Tenant Amenities & Security: Gated entry with an electronic keypad access system, mesh Wi-Fi system, camera system through park, central laundry & office facilities, on-site dog wash station, nature walking paths, and a scenic fishing pond.
Listing Contacts
Listed by Alliance Properties
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Loan Amount
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Annual Debt Service
$--
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Annual Cash Flow
$82,046.00
$6,837.17/mo
Valuation Metrics
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DSCR
5.86%
Cap Rate
5.86%
ROI
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