9274 E 1050th Ave, Robinson, IL 62454

Turnkey Investment Opportunity: State Certified RV Park + Income-Producing Commercial Building & Businesses

Executive Summary

This offering presents a rare, multi-stream cash-flow investment combining a new State Certified 25-site RV Park, a 6,500 SF commercial building built in 2022, and established, growing operating businesses—all situated on a high-traffic highway with a powerful zoning advantage.

The property generates income from RV rentals, video gaming, and commercial tenancy, with additional upside from owner-operated businesses or resale of operating entities. The asset is designed to perform both as a passive investment and as a high-cash-flow owner-operator opportunity.

Asset Overview

• 25-space RV Park
  • 15 sites with 50-amp service
  • 10 sites with 30-amp service
  • All-new electrical infrastructure
  • 45 Gallon new septic which will accommodate doubling the current size of RV sites.
  • Booked out a year with a waiting list
• Additional undeveloped acreage included, allowing expansion that could more than double RV capacity
• 6,500 SF commercial building (2022 construction) housing:
  • Packaged liquor store
  • Bar & grill
  • Video gaming operations
• Additional vacant interior space for future expansion or new revenue streams
• Newer sewer sand filter system capable of supporting a full-service restaurant
• Global Max 1530 Water Jet Cutter included in the sale of the property (without tractor)
• 3 Phase Power with all new electrical run to RV spaces
• Available power to double the RV park spaces

Strategic Location Advantage

The property is located on a highly trafficked highway just outside municipal zoning limits. This positioning provides a significant competitive edge, allowing:

• Packaged liquor sales on Sundays not available to in-town competitors
• Bar, grill, and gaming operations to remain open later than in-town competitors

These regulatory advantages directly support higher revenues and stronger margins.

Financial Performance & Structure

• Proforma income includes:
  • Existing RV park income (already booked)
  • Gaming income
  • Estimated lease income from the commercial building
• Commercial rent estimated at $10/SF annually
• Cap rate and proforma exclude additional net profits from the bar & grill and packaged liquor store if owner-operated, or the new owner could sell the existing businesses and generate lease income from the new bussiness owners.

Investment Upside

Investors benefit from multiple value-creation paths:

1. Passive strategy: Maintain leases, collect RV, gaming, and rental income
2. Hybrid strategy: Operate or improve select businesses while leasing others
3. Value-add strategy:
   • Sell operating businesses and retain real estate with leases
   • Expand RV park capacity on undeveloped acreage, or add Tiny Home Park or Mobile Home Park
   • Activate vacant building space or expand food & beverage operations

Conclusion

This offering delivers immediate cash flow, strong competitive positioning, and clear expansion upside in a single, consolidated acquisition. The combination of new construction, diversified income streams, and regulatory advantages makes this an exceptional opportunity for investors seeking both stability and growth