26450 Nichols Sawmill Rd, Magnolia, TX 77355

RAMBLING VINES RV PARK

Where “The Woodlands,” Texas’s Strongest Expansion Growth Corridor, meets The Iconic Rambling Vines RV Park“

You’re buying ahead of the growth curve—owning an asset today that will be worth significantly more as the surrounding market continues to develop.”

ATTENTION RV PARK OWNERS & INVESTORS: THIS ONE MAY SELL IN 24 HOURS. “RAMBLING VINES RV PARK” OF MAGNOLIA TEXAS & “THE WOODLANDS” IS FOR SALE. LOCATION IS MONUMENTAL. THIS IS ONE OF THE MOST EXCEPTIONAL AND BEST-POSITIONED RV PARK INVESTMENT OPPORTUNITIES IN THE STATE OF TEXAS. RAMBLING VINES IS A 36-SITE, INCOME-PRODUCING ASSET LOCATED IN THE DIRECT PATH OF EXPANSION FROM THE WOODLANDS, ONE OF THE MOST ICONIC, AFFLUENT, AND NATIONALLY CELEBRATED MASTER-PLANNED COMMUNITIES IN THE UNITED STATES, KNOWN FOR ITS LUXURY HOMES, ELITE DEMOGRAPHICS, AND WORLD-CLASS LIFESTYLE. THIS IS THE KIND OF OPPORTUNITY SOPHISTICATED INVESTORS SEARCH FOR AND RARELY FIND AT THIS LEVEL.

RAMBLING VINES RV PARK IS NESTLED ON A CANOPY OF TOWERING PINE FOREST THAT MIRRORS THE NATURAL BEAUTY THAT DEFINES THE WOODLANDS. THE PROPERTY DELIVERS A RARE, STORYBOOK SETTING ENHANCED BY WIDE CONCRETE ROADS, SHADED SITES, AND A LONG STRETCH OF CHARMING WHITE PICKET FENCING THAT EXTENDS ACROSS THE PROPERTY’S EXPANSIVE FRONTAGE AND CREATES A STRIKING AND MEMORABLE FIRST IMPRESSION. AT ITS CENTER STANDS A BEAUTIFULLY REMODELED COLONIAL-STYLE CLUBHOUSE, COMPLETE WITH A FRONT PORCH VERANDA, COFFEE BAR, LOUNGE, OFFICE, LAUNDRY FACILITIES, AND A SPACIOUS MANAGER’S RESIDENCE, ELEVATING THE ASSET INTO A TRUE LIFESTYLE-DRIVEN COMMUNITY FAR BEYOND THE TYPICAL RV PARK.

SURROUNDED BY ONE OF THE HIGHEST-INCOME POPULATIONS IN TEXAS AND SOME OF THE MOST DESIRABLE REAL ESTATE IN THE STATE, RAMBLING VINES IS UNIQUELY POSITIONED TO BENEFIT FROM POWERFUL, ONGOING DEMAND. WITH BELOW-MARKET RENTS, OPERATIONAL UPSIDE, AND A LOCATION ANCHORED BY ONE OF THE MOST PRESTIGIOUS AND INFLUENTIAL MARKETS IN THE COUNTRY, THIS IS NOT JUST A STRONG INVESTMENT. IT IS A RARE, HIGH-QUALITY ACQUISITION OPPORTUNITY IN A CLASS OF ITS OWN AND THE KIND OF DEAL INVESTORS REMEMBER IF THEY MISS IT.

FOR INVESTORS, THE OPPORTUNITY IS EQUALLY COMPELLING: DAY-ONE INCOME, PROVEN OCCUPANCY, RENT GROWTH POTENTIAL, AND A LOCATION STORY THAT IS DIFFICULT TO REPLICATE. AS THE WOODLANDS CONTINUES TO EXPAND OUTWARD AND HOUSING COSTS REMAIN ELEVATED, DEMAND FOR AFFORDABLE, HIGH-QUALITY LIVING OPTIONS IN SURROUNDING AREAS LIKE MAGNOLIA CONTINUES TO STRENGTHEN. RAMBLING VINES IS POSITIONED TO BENEFIT DIRECTLY FROM THAT DEMAND, OFFERING BOTH IMMEDIATE YIELD AND LONG-TERM APPRECIATION POTENTIAL IN ONE OF TEXAS’S STRONGEST GROWTH CORRIDORS.

WHY THE WOODLANDS MATTERS

THE WOODLANDS IS ONE OF THE MOST RECOGNIZED AND DESIRABLE MASTER-PLANNED COMMUNITIES IN THE UNITED STATES, KNOWN FOR ITS HIGH-INCOME DEMOGRAPHICS, CORPORATE PRESENCE, EXCEPTIONAL QUALITY OF LIFE, HEALTHCARE INFRASTRUCTURE, RETAIL AMENITIES, AND PRESERVED NATURAL BEAUTY.THAT MATTERS HERE BECAUSE RAMBLING VINES SITS IN THE PATH OF OUTWARD GROWTH FROM THE WOODLANDS, WHERE DEMAND FOR MORE AFFORDABLE HOUSING ALTERNATIVES CONTINUES TO EXPAND INTO MAGNOLIA AND THE SURROUNDING AREA.

A RARE WOODLANDS-CORRIDOR RV PARK OPPORTUNITY

THIS IS A HIGHLY DIFFERENTIATED ASSET IN ONE OF TEXAS’S MOST COMPELLING GROWTH CORRIDORS. POSITIONED IN THE DIRECT PATH OF THE WOODLANDS EXPANSION, RAMBLING VINES OFFERS INVESTORS IMMEDIATE CASH FLOW TODAY AND A POWERFUL LOCATION-DRIVEN VALUE STORY FOR TOMORROW.

PARK INFRASTRUCTURE & SITE DESIGN

RAMBLING VINES IS THOUGHTFULLY DESIGNED TO COMBINE DURABLE INFRASTRUCTURE WITH A RARE, NATURE-DRIVEN SETTING, CREATING A PROPERTY THAT IS BOTH OPERATIONALLY EFFICIENT AND HIGHLY DESIRABLE FOR LONG-TERM RESIDENTS. THE PARK’S LAYOUT EMPHASIZES ACCESSIBILITY, COMFORT, AND VISUAL APPEAL—HIGHLIGHTED BY WIDE CONCRETE ROADS, A WELCOMING FRONT-DRIVE ENTRANCE, AND A BEAUTIFULLY WOODED ENVIRONMENT WITH TOWERING PINE TREES THROUGHOUT. EACH SITE IS POSITIONED TO PROVIDE SHADE, PRIVACY, AND A TRUE PARK-LIKE EXPERIENCE, WHILE THE EXTENSIVE WHITE PICKET FENCE FRONTAGE CREATES A MEMORABLE FIRST IMPRESSION THAT SETS THE TONE FOR THE ENTIRE COMMUNITY.

· WIDE CONCRETE ROADS DESIGNED FOR DURABILITY AND EASE OF ACCESS & MANEUVERABILITY

· FRONT DRIVE ENTRANCE ANCHORED BY CLUBHOUSE: A CENTRAL ARRIVAL POINT

· FULL UTILITY HOOKUPS AT EVERY SITE (WATER, SEWER, ELECTRIC)

· 30 & 50 AMP ELECTRICAL SERVICE THROUGHOUT THE PROPERTY

· PULL-THROUGH & OVERSIZED SITES ACCOMMODATING ALL RV SIZES

· SPACIOUS, WELL-PLANNED LAYOUT WITH PRIVACY BETWEEN SITES SUPPORTING LONG-TERM LIVING

· EXPANSIVE LONGEST ROAD FRONTAGE

· CHARMING DISTINCT WHITE PICKET FENCE EXTENDING ACROSS THE ENTIRE FRONTAGE · TOWERING PINE TREES ACROSS THE ENTIRE PROPERTY

· FULLY SHADED RV SITES

· TREE-LINED LAYOUT ENHANCING PRIVACY AND COMFORT

· QUIET, LOW-DENSITY, PARK-LIKE SETTING

· STRONG TENANT RETENTION DRIVEN BY LIFESTYLE ENVIRONMENT

· POSITIONED FOR LONG-TERM APPRECIATION IN A HIGH-GROWTH MARKET

SIGNATURE CLUBHOUSE COMMUNITY HUB WITH MANAGERS LIVING QUARTERS

Colonial-Style Clubhouse

AT THE HEART OF RAMBLING VINES IS A BEAUTIFULLY REMODELED COLONIAL-STYLE CLUBHOUSE THAT SERVES AS THE CENTRAL HUB OF THE COMMUNITY—DESIGNED TO BRING RESIDENTS TOGETHER IN A COMFORTABLE, WELCOMING, AND HIGHLY FUNCTIONAL ENVIRONMENT. MORE THAN JUST AN AMENITY, THIS SPACE CREATES A TRUE SENSE OF COMMUNITY WHERE TENANTS CAN RELAX, CONNECT, AND ENJOY DAILY LIVING IN A SETTING THAT FEELS RESIDENTIAL AND INVITING.THE CLUBHOUSE OFFERS A PLACE FOR RESIDENTS TO GATHER, WATCH TV, READ, SHARE MEALS, AND UNWIND, WHILE ALSO PROVIDING ESSENTIAL CONVENIENCES THAT SUPPORT LONG-TERM LIVING—ALL WITHIN ONE THOUGHTFULLY DESIGNED SPACE.

· COFFEE BAR AND WELCOMING LOBBY LOUNGE

· SPACIOUS SEATING AREAS WITH TABLES FOR DINING, RELAXING, AND SOCIALIZING

· COMMON AREAS FOR TV, READING, AND COMMUNITY INTERACTION

· ON-SITE LAUNDRY FACILITY FOR DAILY CONVENIENCE

· MEN’S AND WOMEN’S RESTROOMS WITH SHOWER FACILITIES

· CENTRAL MAIL AREA FOR RESIDENTS

· ON-SITE OFFICE FOR MANAGEMENT AND BILL PAYMENT

· SPACIOUS, REMODELED MANAGER’S QUARTERS—IDEAL FOR ON-SITE OWNERSHIP OR PROFESSIONAL MANAGEMENT LIVING ACCOMMODATIONS

OWNER / OPERATOR ADVANTAGE

“THE INCLUSION OF ON-SITE LIVING QUARTERS PROVIDES A SIGNIFICANT OPERATIONAL ADVANTAGE—ALLOWING OWNER-OPERATORS OR MANAGERS TO RESIDE AT THE PROPERTY, ENSURING HANDS-ON OVERSIGHT, IMPROVED EFFICIENCY, AND ENHANCED TENANT SERVICE.”

NEWLY REMODELED MODERN LAUNDRY FACILITY

RAMBLING VINES FEATURES A NEWLY REMODELED, WELL-EQUIPPED LAUNDRY FACILITY DESIGNED TO SUPPORT THE NEEDS OF LONG-TERM RESIDENTS WHILE ENHANCING OVERALL CONVENIENCE AND FUNCTIONALITY. THIS UPGRADED SPACE GOES BEYOND BASIC UTILITY—OFFERING A COMFORTABLE, EFFICIENT ENVIRONMENT WHERE TENANTS CAN COMPLETE DAILY TASKS WHILE ALSO HAVING THE OPTION TO WORK OR RELAX.

· BRAND-NEW COMMERCIAL WASHERS & DRYERS (COIN-OPERATED)

· ON-SITE CHANGE DISPENSER FOR ADDED CONVENIENCE

· DEDICATED WORKSPACE AREA WITH DESK FOR LAPTOP USE OR PRODUCTIVITY

· FOLDING TABLE FOR EASE OF USE AND ORGANIZATION

· CLIMATE-CONTROLLED / HEATED ENVIRONMENT FOR YEAR-ROUND COMFORT

“A MODERN, FULLY EQUIPPED LAUNDRY FACILITY ENHANCES DAILY LIVING FOR RESIDENTS WHILE PROVIDING ADDITIONAL INCOME POTENTIAL AND SUPPORTING LONG-TERM TENANT SATISFACTION.”

DOG PARK & PET-FRIENDLY LIFESTYLE

RAMBLING VINES OFFERS A TRUE PET-FRIENDLY ENVIRONMENT DESIGNED FOR RESIDENTS WHO VALUE SPACE, NATURE, AND OUTDOOR LIVING. UNLIKE TYPICAL RV PARKS, THIS PROPERTY PROVIDES ROOM TO MOVE, WALK, AND ENJOY THE OUTDOORS, MAKING IT HIGHLY ATTRACTIVE TO LONG-TERM TENANTS—ESPECIALLY RETIREES AND FULL-TIME RESIDENTS WITH PETS.

· DEDICATED DOG PARK AREA FOR EXERCISE AND SOCIALIZATION

· WIDE ROADS & WALKABLE LAYOUT IDEAL FOR DAILY WALKS

· TREE-COVERED SETTING PROVIDING SHADE AND COMFORT FOR PETS

· OPEN GREEN SPACE & NATURAL TRAILS ENHANCING OUTDOOR LIFESTYLE

· PET-FRIENDLY COMMUNITY SUPPORTING LONG-TERM RESIDENCY

3 UNSTOPPABLE DEMAND DRIVERS

“RAMBLING VINES SITS AT THE INTERSECTION OF THREE POWERFUL FORCES—WORLD-CLASS HEALTHCARE, WOODLANDS-DRIVEN GROWTH, AND AN EXPANDING AFFORDABILITY GAP—CREATING A RARE, DEMAND-RICH ENVIRONMENT THAT SUPPORTS BOTH CONSISTENT OCCUPANCY AND LONG-TERM RENT GROWTH.”

1. WORLD-CLASS HEALTHCARE

· MD Anderson Cancer Center — globally recognized, consistently ranked among the top cancer centers in the world

· Texas Children’s Hospital — largest children’s hospital in the U.S. and nationally ranked

· Houston Methodist Hospital — premier, nationally recognized healthcare system

Impact: National + international demand → extended stays → consistent, recession-resistant occupancy

1. THE WOODLANDS EXPANSION

· The Woodlands one of the most affluent, master-planned communities in the U.S.

· Corporate growth, high-income demographics, continued expansion

Impact: Outward growth into Magnolia → strong demand + rent growth

1. AFFORDABILITY GAP

· Rising housing costs in The Woodlands

· Demand for affordable, long-term housing

Impact: Long-term tenants → high retention + pricing power

World-class healthcare, elite Woodlands growth, and a widening affordability gap combine to create a rare, demand-driven investment environment.

LOCATION | MAGNOLIA & THE WOODLANDS CORRIDOR

Rambling Vines is strategically located in Magnolia, Texas, within the highly desirable The Woodlands corridor—one of the most affluent, fastest-growing, and nationally recognized communities in the United States. The area offers a unique blend of natural beauty, world-class healthcare, strong economic drivers, and premier lifestyle amenities, making it highly attractive to long-term residents.

LAKES & OUTDOOR RECREATION

· Lake Conroe — boating, fishing, waterfront dining

· Lake Livingston — one of the largest lakes in Texas

· Brazos River — kayaking and outdoor activities

· Sam Houston National Forest — trails, camping, and recreation

WORLD-CLASS HEALTHCARE

· MD Anderson Cancer Center

· Texas Children’s Hospital

· Houston Methodist Hospital

Drives national and international demand for extended-stay housing

RETAIL & LIFESTYLE

· The Woodlands Waterway & Town Center

· High-end shopping, dining, and entertainment

· Events, concerts, and destination attractions

ECONOMIC STRENGTH

· Major corporate campuses and employment centers

· High-income population and continued regional growth

ACCESS & CONNECTIVITY

· Minutes to The Woodlands

· Easy access to Houston metro

· ~35 miles to George Bush Intercontinental Airport (IAH)

Woodlands prestige + Magnolia affordability + outdoor lifestyle = strong demand, long-term tenancy, and investment stability.

THE WOODLANDS | PREMIER MASTER-PLANNED COMMUNITY

· THE WOODLANDS — ONE OF THE MOST SUCCESSFUL, AFFLUENT, AND NATIONALLY RECOGNIZED MASTER-PLANNED COMMUNITIES IN THE UNITED STATES

· RENOWNED FOR ITS METICULOUSLY DESIGNED LAYOUT, PRESERVED FORESTS, LUXURY HOMES, AND EXCEPTIONAL QUALITY OF LIFE

· CONSISTENTLY RANKED AMONG THE BEST PLACES TO LIVE IN TEXAS AND THE NATION · HOME TO HIGH-INCOME RESIDENTS, CORPORATE HEADQUARTERS, AND MAJOR EMPLOYMENT CENTERS

· FEATURES WORLD-CLASS HEALTHCARE, PREMIER RETAIL, DINING, AND ENTERTAINMENT

WIDELY CONSIDERED THE GOLD STANDARD FOR MASTER-PLANNED LIVING—DRIVING POWERFUL DEMAND AND LONG-TERM GROWTH INTO SURROUNDING AREAS LIKE MAGNOLIA

RAMBLING VINES PRESENTS A RARE OPPORTUNITY TO ACQUIRE A WELL-LOCATED, INCOME-PRODUCING ASSET WITH CLEAR, EXECUTABLE UPSIDE. POSITIONED IN THE HIGH-GROWTH THE WOODLANDS CORRIDOR, THE PROPERTY BENEFITS FROM STRONG LOCATION-DRIVEN DEMAND COMBINED WITH OPERATIONAL EFFICIENCIES—CREATING A COMPELLING PATH TO INCREASED INCOME AND LONG-TERM VALUE.

RENTAL UPSIDE

· RENTS ARE CURRENTLY BELOW MARKET FOR THE WOODLANDS-AREA SUBMARKET

· STRONG DEMAND SUPPORTS MEASURED RENT INCREASES

· ABILITY TO GROW NOI THROUGH ALIGNMENT WITH MARKET RATES

Direct path to higher income and increased valuation

UTILITY REIMBURSEMENT

· OWNERSHIP CURRENTLY ABSORBS A PORTION OF ELECTRICITY EXPENSES

· INDUSTRY STANDARD IS TENANT-PAID, INDIVIDUALLY METERED UTILITIES

Shifting utilities to tenants can significantly improve net income with minimal investment

EXPANSION POTENTIAL

· OPPORTUNITY TO ADD ADDITIONAL RV SITES

· ABILITY TO MAXIMIZE LAND UTILIZATION AND INCREASE DENSITY

· SUPPORTED BY CONTINUED POPULATION AND HOUSING DEMAND GROWTH

RULES: NO BIRD DOGS!!!!!!! BY APPOINTMENT ONLY, DO NOT GO TO THE PARK PRIVATE PROPERTY, DO NOT CALL THE PARK THAT IS WHERE FOLKS LIVE PLEASE RESPECT! NO BIRD DOGS, PRINCIPAL BUYERS ONLY,NO DSCR LOANS. ONLY SERIOUS QUALIFIED BUYERS PLEASE!!!!! THANK YOU