Vinton RV Park is a 134-site, cash-flowing RV park located in Vinton, Louisiana — directly off Interstate 10 between Houston and New Orleans. The property generated $341,000 NOI in 2025 on $553K gross revenue, with trailing twelve-month gross revenue running at $615K. This is a performing asset with immediate cash flow and an extraordinary demand tailwind.

The park currently operates at approximately 48% occupancy — creating a rare entry point ahead of what may be the most significant industrial workforce influx in Louisiana history. With $45B+ in active LNG terminal construction within 30 minutes and 20,500+ workers projected to flood the corridor by late 2026, occupancy growth is not aspirational — it's structural.

All-Inclusive Model = Built-In Upside

The park currently runs as a fully all-inclusive community — one flat monthly rate covers electric, water, sewer, WiFi, and laundry. This model maximizes tenant appeal but creates substantial recoverable revenue for a new owner. A buyer can bill back any or all of these utilities, potentially recovering $156K–$286K per year with zero incremental cost.

Property Highlights

• 134 Full Hookup RV Sites (129 Monthly + 5 Overnight)
• Monthly Rates: $500–$600 (All Bills Included — Electric, Water, Sewer, WiFi, Laundry)
• T-12 Average Occupancy: ~68%
• Average Length of Stay: 6–8 Months (95%+ monthly tenants)
• Former KOA property with established infrastructure and road layout
• On-Site Amenities:
  • Large swimming pool
  • Spacious recreation center with full kitchen for guest use
  • Laundry facility (currently free — conversion opportunity)
  • Showers and restrooms
• Additional Income Units:
  • 2 Bed / 1 Bath brick home rented at $1,450/mo
  • 1BR studio apartment above office with separate entrance at $750/mo
• ~$550,000 invested in capital improvements since 2021
• 80 GFCI outlets replaced in the past year
• 100% cashless operations via Campspot software
• Managed by regional team overseeing 8 parks + 3 virtual assistants

In-Place Performance

• Gross Revenue (2025): $552,747
• NOI (2025): $341,459
• T-12 Gross Revenue (Jun '25–May '26): $614,680
• T-12 NOI: $300,800
• Business Model: All-inclusive monthly pricing
• Tenant Base: Long-term residents, workforce housing, fixed-income tenants, and overnight guests

Why This Market Is On Fire

Southwest Louisiana is ground zero for one of the largest industrial buildouts in American history:

• Venture Global CP2 LNG — $28 billion terminal under active construction in Cameron Parish. 3,500+ workers on site as of Q3 2025. Phase 2 FID closed March 2026 with $20.7B in total financing. First LNG production targeted late 2027. 29 MTPA capacity.
• Woodside Louisiana LNG — $17.5 billion facility in Calcasieu Parish — the largest foreign investment in Louisiana history. ~15,000 U.S. jobs during construction. First LNG production targeted 2029. 16.5 MTPA capacity.
• 20,500+ industrial workers projected to flood the Southwest Louisiana corridor by late 2026–early 2027
• Zero apartment stock in the area — RV parks are the primary workforce housing option
• Demand is structural, not seasonal — construction timelines extend through 2031+

The park receives regular pad inquiries. With current occupancy in the high-40s and a wave of industrial demand approaching, a buyer is positioned to ride the occupancy curve up rather than buying at the peak.

Value-Add Opportunities

1. Utility Bill-Backs (Biggest Lever)

• Currently all-inclusive — electric, water, sewer, WiFi, and laundry are all free to tenants
• Water & sewer alone costs ~$117K/yr in the T-12 — even a modest $30/mo fee recovers $39,600/yr
• Electric bill-back potential: $60K–$120K/yr
• WiFi bill-back potential: $30K–$48K/yr
• Total utility recovery potential: $156K–$286K per year
• A buyer can implement any combination — even partial bill-backs are transformative to NOI

2. Camp Store & Propane

• The former KOA office and rec area are ideal for a camp store — ample space, foot traffic, and visibility
• Groceries, ice, firewood, RV supplies, and branded merchandise
• The park previously had a propane tank on-site — re-installing is straightforward

3. Occupancy Recovery & Growth

• Current ~48% occupancy vs. a demonstrated 70–78% range over the past 12 months
• With LNG construction driving unprecedented demand, recovery toward 80%+ is a function of when, not if
• Each 10% occupancy gain at $600/month ≈ $96K+ in additional annual revenue

4. Rate Optimization

• Current rates of $500–$600 are below market for full-hookup I-10 corridor sites in an LNG-driven market
• Opportunity to implement gradual rent increases, premium site pricing, and tiered rate structures

5. Overnight & Short-Term Expansion

• Only 5 of 134 RV sites are currently designated for overnight stays at $50/night
• Expanding to 15–20 transient sites captures I-10 drive-by demand at significantly higher yields

6. Paid Laundry Conversion

• Laundry is currently free — converting to coin-op or card-operated generates passive income
• Infrastructure is already in place

7. Additional Ancillary Revenue

• Dump station for non-guests ($15–$25/use — I-10 traffic)
• Event space / pavilion rentals (rec center with full kitchen)
• Off-season RV storage ($100–$200/unit/month)
• Vending machines

Competitive Advantage

Vinton RV Park stands out from typical workforce parks due to its amenity package, former KOA infrastructure, and strategic location:

• Pool and community gathering areas
• Large recreation center with full kitchen
• Clean, well-maintained infrastructure with ~$550K in recent capital improvements
• Concrete pads and functional site layout
• Direct I-10 access — visible and accessible from the highway
• Proximity to $45B+ in active LNG construction