MT. LASSEN/SHINGLETOWN KOA 4X6 PICTURE

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1 MT. LASSEN/SHNGLETOWN KOA 7749 KOA Road, Shingletown, CA 4X6 PCTURE $1,250,000 Sales Price Mt. Lassen/Northern CA Mountains 42 RV Sites, House, Apt, Tent Sites 10 Deluxe Rental Cabins/Lodges Pool, Playground, Store, Shaded Sites Seller Financing at 5% Fixed 12% Cash Flow Beautifully Renovated & Operated For Further nformation Contact: John Grant Park Brokerage nc Caminito Garcia, San Diego, CA (858) , nformation contained herein has been obtained from the owner of the property or from other sources that we deem reliable. We have no reason to doubt its accuracy but we do not guarantee it.

5 KOA RV RESORT/CAMPGROUND Mt. Lassen/Shingletown KOA 42 RV Sites + House + Apartment + 13 Tent Sites with 10 Camping Cabins/Lodges Address/City 7749 KOA Road, Shingletown County Lassen Price $1,250,000 Down Payment $437,500 (35%) State California Profit & Loss Statements Actuals & Broker Proforma Capitalization Rate 8.4% Age ± 1970 but completely renovated in last several years Est. Spendable Return 12.2% Loan Seller Total Return 14.9% Parcel Size Acres No. Spaces 57 Water Well Sewer Septic Listing Salesman John Grant (858) Price per Site: $21,930 DESCRPTON AND TENANT NFORMATON: Beautiful mountain RV resort/campground near the entrance to Mt. Lassen National Park in the trees of the Cascade Mountain Range in Northern California at an elevation of 3,800 feet. 33 full hookup RV sites, 9 water & electric RV sites, 3 bedroom 1,800 square feet house with vaulted ceiling and wood burning stove, 2 bedroom apartment, and 13 tent sites. 10 very attractive and popular furnished camping cabins/lodges. Two huge super sites with tables and chairs, fire pits, and patio furniture. Approximately 3,000 square feet building with store, office, laundry, bathrooms, and upstairs apartment. Amenities include a swimming pool, playground, volleyball court, tether ball, basketball court, dog run, grass gathering area, cable tv, and park wide wifi. 24 pull thrus, all but seven RV sites have 50 amp electric, well water, and septic sewer. Good Sam rating 8/9.5*/9. Ranked 3 rd out of 500 KOA campgrounds for Best Camping Experience in The property has been magnificently renovated and operated by the current owners. Utility systems have been replaced new, cabins and amenities added, and superior customer service. t is a mountain gem. Please review their web page at Sellers will finance with acceptable down payment. TOTAL ESTMATED NET NCOME $105,552 BEFORE DEBT SERVCE LOAN NFORMATON TOTAL ANNUAL PRN. $52,340 & NTEREST PAYMENT Sellers will carry a $812,500 1 st trust deed at 5% interest with monthly payments amortized over 30 years with a 10 years term, monthly payment $4, EST. ANNUAL PRE-TAX $53,212 CASH FLOW (SPENDABLE) PLUS PRNCPAL REDUCTON YEAR 1 $11,976 TOTAL RETURN $65,188

6 Mt. Lassen/Shingletown KOA ACTUAL Year End 2012 ACTUAL Year End 2013 Broker's Proforma REVENUE Deposit Forfeited 5,089 4,496 Food Services 3,924 4,657 Propane Sales 1,904 2, , ,169 Kamping Cabin 1 Room 18,643 20,343 Kamping Cabin 2 Room 5,375 5,959 Kamping Kottage 8,898 10,420 Kamping Lodges 41,883 56,634 Monthly 2,410 2,445 Other Rental Unit 5,018 8,171 Store Sales 33,344 39,135 Other ncome 10,776 10,918 Value Kard 4,644 4,428 TOTAL REVENUE 248, , ,000 Resort continues to enjoy revenue growth from additional super sites, amenities, superb reputation, and past capital expenditures. Resort also extending season one month and closing November 30th. Owner/operator can live in the house, clubhouse apartment, or their own motor home. f house was avaible to rent, projected additional income at $300 per night X 50 site nights EXPENSES Cost of Goods Sold 22,486 16,262 16,262 Payroll 36,163 43,352 32,500 Contract Labor 603 1,905 1,905 Discounts Education & Training Payroll Taxes 5,732 6,532 3,600 Advertising & Promotion 3,112 6,554 6,554 Dues & Subcriptions Operating Supplies 10,659 19,073 10,000 nsurance 10,175 10,424 10,424 Bank & Credit Card Charge 6,388 7,812 8,000 KOA Administrative Fee 1,475 1,500 1,500 Current owner is part time and broker believes resort is best run by owner/operator with significant savings to Payroll, Payroll Taxes, and Workman's Comp

7 Mt. Lassen/Shingletown KOA KOA 2% Advertising 3,719 4,639 4,800 KOA 8% Royalties 14,877 18,557 20,000 VKRC Campground Expens Licenses & Permits 2,068 2,363 2,363 Professional Fees 1,844 2,610 2,610 Manager-Contract Labor 36,000 21,000 0 Miscellaneous Reservation Expense 1,256 1,489 1,489 Postage & Delivery Cash Over or Short Printing & Reproduction Repairs & Maintenance 58,164 67,332 30,000 Small Tools & Equipment 42 6,114 1,000 Taxes 5,795 5,642 14,000 Travel & Entertainment 4, Telephone 3,135 2,417 2,417 Uniforms 31 1, Utilities 32,229 37,647 40,000 Vehicle 5,100 9,521 2,000 Other Owner expensed a number of capital expenditures that a new buyer will not have. New property taxes per Prop. 13 TOTAL EXPENSES 267, , ,448 NET NCOME -18,320 6, ,552 Net income used for valuation

10 mprovements to Mt Lassen KOA done by current owners Replaced the roof on main building. ncluding the flat portion with a special covering. nstalled new electrical wiring in whole park, installed in PVC pipe. n addition, we increased electrical capacity of the camp service from 400 Amps to 800 Amps and installed all new electrical control panels. The cost of this was $150,000 for the electrical upgrades. At this time, we added cable TV to the park. We installed pedestals cemented sewer catch pans to upper park. Added 3 large CAVCO Lodges 399 sq feet. Built steps and enclosed with skirting Added gravel to roads and changed some of the smaller sites into larger sites. We combined some sites eliminating sites 24 and 14. Started cleaning lower park and fenced the entire park. Brought in a generator to supply electricity when power in the area is down. This will power the office and water pump, but not the whole camp. We also built the house that houses the generator Brought in two smaller (325 sq ft) CAVCO lodges and built porches on each. Also designed the outdoor area of each. Painted the ADA bathrooms and raps. Added pavement circle around the office. Added PTAC units to the all of small cabins. Added ceiling fans and lights in all small cabins Replaced the leach field laterals for the septic system. At this time, we added sewer to 9 additional sites. To facilitate this we added a 6,000 septic tank just below the park. This brings total sewer capacity to 26,000 gallons. The cost of sewer improvements was $60,000. Also built a storage shed behind the tractor shed to store tables in winter Rebuilt the swimming pool lounge area cover. Added basketball, sand volleyball court, horseshoe pit, tether ball and enlarged doggie park and added doggie equipment Painted main building, renovated the main shop, insulated, lined with plywood, added cabinets and stairway to storage. Added more pavement. Removed 2 large trees from front of office. Built 5 heavy duty picnic tables for the gathering area Added 400 feet of cedar fence around sites, removed 20 trees from park. Added 3 concrete patios to RV sites and added 3 concrete patios to 3 large lodges to make Super Sites. Stained 3 lodges and painted ext trim. Refinished 6 cabin porches and refinished the interior floor of K05. Added the tent that is used as a gathering area for groups and pancake breakfast. Painted pool interior. Added electric and water to tent sites 5, 6, 7 and 13. Constructed 8 fire pits with concrete pads. Added trails in lower park, a new large swing and teeter totter to lower park. Purchased commercial water heater and washer and dryer for $15, Added patio furniture and gas grills to Super Sites. Added W-Fi to the park which uses Meraki to monitor the customers. Cost of Wi-Fi was $17,000. Added $10,000 chip seal to a large section of main road. Refinished the pool deck with non-slip material. Added new door and new shelves to the store. A new sign is for KOA Holiday designation is on order. We were ranked in the top NNE KOA in the nation.

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Top of the Sierra Nevada Mountains at 6,500 Feet, 51 Miles East of Sonora, CA on Hwy 108

DARDANELLE RESORT Top of the Sierra Nevada Mountains at 6,500 Feet, 51 Miles East of Sonora, CA on Hwy 108 Sierra Nevada Mountains Secret Gem Rustic Family Resort Opened July/1923 34 RV Sites, 8 Cabins,