46100 AZ-188, Tonto Basin, AZ 85553

Roosevelt Lake Cottages RV Park is a brand-new, fully entitled 134-site RV park situated on 21 acres along State Route 188 in Tonto Basin, Arizona — just minutes from Roosevelt Lake, Arizona's largest reservoir by volume. Offered as a turnkey acquisition delivered with a Certificate of Occupancy, this is a rare opportunity to acquire a stabilizing, income-producing hospitality asset with zero construction risk and strong long-term upside.

The park has been purpose-built to serve the high demand from seasonal, weekend, and long-term RV users drawn to Arizona's premier inland lake destination. Unlike the surrounding competition — all Class D parks with no amenities operating at 90–100% occupancy year-round — Roosevelt Lake RV Park fills a completely underserved niche for a higher-end RV experience with no comparable competition in the immediate trade area.

The development features paved interior roads, crushed gravel pads, full RV hookups with 50-amp electrical service, a clubhouse with showers and laundry, pickleball, horseshoes, bocce ball, a mini market, internet/WiFi throughout, and a leasing office. Located on AZ-188 with direct highway frontage and high visibility, the property draws RV traffic from Phoenix, Tucson, and California year-round, with proximity to Roosevelt Lake Marina (1.8 miles), Tonto National Forest, and a full range of boating, fishing, hiking, and OHV recreation.

The going-in cap rate of 4.85% reflects a stabilizing asset with a clear path to a 7.00% cap rate by Year 3 as occupancy ramps from 68% to 93%. Year 1 NOI is projected at $872,358, growing to $1,259,931 at stabilization and $1,909,115 by Year 10, with a projected 10-year IRR of 14.52% and a Year 10 resale value of $28,172,236.