11425 Upper Applegate Road, Jacksonville, OR 97530

Investment Highlights — Bigfoot Acres

• Attractive Yield on Actual Performance — $219,855 trailing 2025 NOI produces a 12.6% cap rate at the $1,750,000 offering price. Even on a fully-loaded institutional basis with 5% management, 3% reserves, and wildfire-zone insurance, the property yields ~11.7%. Returns are supported by actual operations, not aspirational pro forma.
• Stabilized, Diversified Tenant Mix — Income is derived from 23 residential spaces across three tenancy types — 13 park-owned manufactured homes, 5 stick-built residences, and 5 full-hookup RV pads — producing consistent occupancy and dependable real estate cash flow rather than business, seasonal, or operationally-intensive income. The park is currently 100% occupied.
• Two Pro Forma Views, Both Honest — Section 05 of the OM presents a seller-basis pro forma (~$234,000 NOI, 13.4% cap) reflecting current owner-operator expense structure, and a fully-loaded institutional pro forma (~$204,000 NOI, 11.7% cap) that normalizes for a non-owner-operator buyer. Buyers can underwrite to whichever matches their intended operating structure.
• Market-Aligned In-Place Rents — Recent tenant turnover has allowed rents to adjust to prevailing market levels. The rent roll reflects current conditions, not legacy or substantially below-market leases, reducing reliance on future rent growth to support valuation. Two long-tenured residents at $882 and $911 represent modest mark-to-market upside on future rollover.
• Upgraded, Well-Capitalized Infrastructure — Six septic systems (all pumped 2023), two productive wells with all-new pressure tanks and replumbed distribution lines, and a 5,000-gallon holding tank intentionally upsized by the current owner beyond current operational need. No near-term capital requirements anticipated for water or septic.
• Park-Owned Improvements Provide Operational Control — All 13 manufactured homes and all 5 stick-built residences are park-owned, allowing ownership to control leasing, maintenance standards, renovation timing, and operational decisions. Interior refreshes have been completed on the majority of units over the past two years.
• County-Supported Expansion Optionality — Jackson County has engaged in preliminary conversations with the current owner regarding expansion of up to 10 additional MH pads or 20 additional RV spaces. Infrastructure has been pre-sized to support this growth. No formal entitlements are in place — this represents optionality, not committed value.
• Highly Desirable Applegate Valley Location — Situated in one of Southern Oregon's most scenic and supply-constrained rural corridors, 25 minutes from Medford. The valley has experienced consistent in-migration from California and other western states, supporting long-term tenancy and limited competing rental inventory.
• Returned to Market Through No Fault of the Asset — Bigfoot Acres has been under contract twice in the past twelve months. The first contract terminated three days before a December 31, 2025 close due to buyer-side issues. A second contract was terminated by the seller in April 2026 after the buyer failed to perform. Neither termination related to the physical asset, operations, title, environmental condition, or financial performance. Two separate buyers reached contract at pricing consistent with current levels — the market has validated the asset; the buyer executions did not hold.
• Seller Focused on Certainty of Close — After two buyer failures, the seller is focused on certainty of close over maximizing the last dollar. A qualified, well-capitalized buyer demonstrating proof of funds, lender pre-approval, and a realistic closing timeline will find ownership reasonable and pragmatic on terms.