Shady Oaks RV Resort
Shady Oaks RV Resort | 10% Stabilized Cap | 50 Sites | 18 Cabins | Seller Financing
Marketing description
Shady Oaks RV Resort presents a diversified RV and cabin hospitality investment with in-place cash flow and a clearly defined path to significant NOI growth through operational optimization.
The property generated approximately $150,000 in NOI in 2025 under absentee ownership, with average occupancy of approximately 66%. Current occupancy is approaching full capacity at over 90%. Through active management, expense optimization, and rate alignment, the asset is projected to achieve $250,000–$260,000 stabilized NOI. An on-site owner-operator could further increase their income through maximizing payroll optimization.
This offering provides a rare opportunity to acquire a scaled outdoor hospitality asset with multiple revenue streams and immediate upside through improved operations.
Property Overview
The property includes:
- 50 full hook-up RV sites
- 18 cabins
- 4,000 SF guest lodge (5 bed / 4 bath)
- Backyard Retreat, Bunkhouse, and Studio units
- 27 On-site storage units
- Laundry facilities and bath house
- Fishing pond and guest amenities
- Shop building for equipment storage
The layout supports a mix of nightly, weekly, and extended-stay guests across multiple demand segments.
Value-Add Opportunity
The property is currently operated under an absentee ownership structure, creating immediate opportunities to increase NOI through:
- Transition to owner-operator model (payroll optimization: +$50K–$60K)
- Utility metering implementation (estimated +$35K–$45K NOI impact)
- Occupancy stabilization to 80% (+$20K–$30K)
- Rate optimization across RV and cabin units
These improvements support a clear path to stabilized NOI of $250K–$ 260K.
Financial Summary
- 2025 Gross Revenue: $417,500
- In-Place NOI: $150,000
- Proforma Revenue (80% Occupancy): $485,000
- Stabilized NOI Potential: $250,000 – $260,000
Seller financing will be considered for qualified buyers and structured to support operational transition and refinance.
Qualification criteria include:
- Substantial buyer equity contribution
- Demonstrated financial capacity
- Submission of a defined management and operational plan
Detailed financials, rent roll, and supporting documentation available upon execution of a confidentiality agreement.
Investment highlights
- $150,000 In-Place NOI (2025)
- Projected Stabilized NOI: $250K+
- Current Occupancy: 90%
- Multiple Revenue Streams (RV Sites, Cabins, Lodge, Storage Units)
- Expansion Potential on Excess Land
- Seller Financing Available for Qualified Buyer
- Strong Value-Add Opportunity Through Rate & Operational Improvements
- Well-Suited for Owner-Operator or Experienced Investor
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