22192 US-271, Spiro, OK 74959

All Season Inn Motel & RV Park is a multi-income property ideally located on busy US Highway 271 in Spiro, Oklahoma. The site features a 10-room motel, 15 mobile homes, and a 25-space RV park on a spacious 5-acre tract. It offers stable cash flow today with substantial expansion potential, making it an excellent choice for investors or owner-operators seeking reliable, high-return income. Purchased in February 2018, the property originally operated as a 10-room motel with a small RV park managed by on-site staff. Converted motel rooms to monthly rentals at $600/month, consistently filled. • Purchased 4–5 mobile homes to diversify income and meet local housing demand. By 2021, the property supported 40–42 tenants, producing $23,000–$24,000 per month in gross income. In 2022, the owner invested $40,000–$60,000 to modernize the entire electrical infrastructure. Brand-new underground wiring, breaker boxes, and panels were installed across the park, meeting all state and safety standards. Operations resumed afterward with upgraded systems and a focus on mobile home and monthly motel rentals. Current operations (2025): • 10 motel rooms (converted to monthly rentals) • 15 mobile homes.

Income $16,000, expenses (approximate monthly averages): Electric $1,500 Water $400 Gas $120 Trash removal $225 Insurance (pro-rated) $600 Property tax $300 Labor & maintenance $600–$700 Total expenses: around $3,700 Net monthly profit: $11,000–$13,000 Management is simple. One on-site tenant assists with upkeep, while the owner manages advertising and rent collection remotely from Dallas through Facebook Marketplace, a free and highly effective marketing tool for motel, RV, and mobile home rentals. Expansion potential: • 25 total RV spaces • Room to add 22 more mobile homes on site • 5-acre parcel, outside city limits, with lagoon sewer system (self-treating) • Minimal regulatory restrictions for future development Strategic location: • Prime visibility on US Highway 271, a major route linking to Interstate 40 via Sallisaw • 15 minutes to Fort Smith, Arkansas • Near Poteau, Sallisaw, and Stigler (all within 30 minutes) • Walking distance to restaurants, gas stations, and local shops in Spiro • Walmart stores in both Poteau and Sallisaw, about 13 minutes away. Investment highlights: • Operational property with value-add potential earning about $16,000/month • Low expenses and simple management • New electrical infrastructure (2022) • High rental demand and consistent occupancy

• Room for significant expansion • Excellent visibility along a major highway corridor Reason for sale: Owner is based in Dallas and manages multiple similar properties in Oklahoma and Arkansas. Due to time constraints and focus on new business ventures in Dallas, he is offering this property for sale to a buyer who can capitalize on its growth potential. Summary: This is a rare opportunity to acquire a proven income-producing asset with room to increase returns through expansion. All Season Inn Motel & RV Park offers steady cash flow, recent infrastructure upgrades, and a prime location with rising traffic volume along Highway 271. At $800,000, it delivers an excellent combination of current income and future upside for the savvy investor.