Ideal RV Park in One of the Most Beautiful, Charming Small Mountain Towns PIONEER RV PARK 1326 Pioneer Road, Quincy, CA 68 RV Sites + Owner Manufactured Home Big Rig Sites, County Sewer & Water, Mostly 50 Amp Electric, Pull Thrus, Lawn Areas County Pool, Playground, Skate Park Next Door Great Glamping Location Good Sam Rating 9/10*/10 Rating 10.4% Cap Rate, 15.6% Cash Flow $1,775,000 Sales Price T John Grant 858 586 9400 Email: john@parkbrokerage.com Information 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.
PIONEER RV PARK 68 RV Sites + Owner Homes in the Sierras Price $1,775,000 Down Payment $532,500 Address/City 1326 Pioneer Road, Quincy Historical Financials See Attached Excel Spread Sheet Capitalization Rate 10.4% Total Parcel Size 6.5 Acres County Plumas Age Built 1989 PROPERTY DESCRIPTION AND RENTAL INFORMATION: Pioneer RV Park is nestled in the heart of the Sierra Nevada Mountains at an elevation of 3,500 feet and surrounded by tall mountains. It is located between Lake Tahoe and Lassen National Park and is only 70 miles from Reno, Nevada. 62 full hookup RV sites, 3 water and electric sites, 3 electric only sites, and a 1997 Fleetwood 2 Bedroom/2 bath, 1,250 sf owner manufactured home with office (permitted for 62 fhu RV sites and 1 mh site). Very low density with Big Rig 50 feet wide and 65 feet and longer sites. 37 pull thrus, 6 double sites, and all but 9 sites have 50 amp electric. Approximately 50% of the sites have a lawn area. County sewer and water utility services. Amenities include a club room with outside covered tables, free wifi throughout the park, satellite tv, two separate restroom facilities with showers, laundry room, dump station, and the park sells propane. The park also has a 1,400 sf maintenance building with a bathroom. Right next door to the park is county run Pioneer Park with an olympic sized swimming pool, playground, skate park, tennis and pickleball courts, frisbee golf course, and the county fairgrounds. Pioneer is one of the highest rated Good Sam parks with a 9/10*/10 rating. Rental rates are low and being raised for 2019. Upside to a buyer by adding glamping accommodations, operating a store, and reopening the tent area. Please review their web page at www.pioneerrvpark.com LOAN INFORMATION: Broker anticipates a new 70% ltv or $1,242,500 at 5.5% fixed for 5 years then rolling to an adjustable interest rate for another 5 years, 30 years amortization, monthly payment $7,054.78 Est. Spendable Return 15.6% No. Spaces 69 State California Loan Buyer to Obtain Total Return 21.9% Water Municipal Sewer Municipal Listing Salesman John Grant (858) 586-9400 Price Per Site: $25,725 NET INCOME $184,430 TOTAL ANNUAL PRIN. & INTEREST PAYMENT $84,657 EST. ANNUAL PRE TAX CASH FLOW (SPENDABLE) $99,773 PLUS PRINCIPAL REDUCTION YEAR 1 $16,738 TOTAL RETURN $116,511
PIONEER RV PARK REVENUE ACTUAL Year End 2016 ACTUAL Year End 2017 ACTUAL Oct-Sept 18 Broker's Proforma Laundry 0 723 2,150 2,150 Daily Rents 131,741 146,393 148,423 185,000 Seasonal Rent 96,768 124,849 125,882 135,000 Membership Discounts -5,065-4,851-4,796-4,796 Utility Reimbursement 16,945 24,250 26,484 26,484 Propane Sales 6,989 8,084 11,073 11,073 Propane Delivery 211 393 628 628 Storage 2,103 775 590 590 Store Sales 2,531 2,581 2,348 2,348 Miscelleneous 2,784 2,019 1,807 1,807 TOTAL REVENUE 255,007 305,216 312,439 358,134 EXPENSES Special Event Passes 0 0-1,174 0 Cost of Goods Sold 0 1,014 1,106 1,106 Cost of Goods Sold-Propane 0 5,497 8,723 8,723 Cost of Goods Sold-Store 0 1,713 1,065 1,065 Conference 0 376 376 376 Taxes-Other 792 917 0 0 Reconciliation Discrepancies 2,501 0 0 0 Guest Promo 2,245 2,501 1,973 1,973 Taxes-Property 7,029 7,569 4,038 19,830 License 603 328 328 328 Advertising & Promotion 9,861 8,468 2,870 8,000 Vehicle/Truck 3,832 1,826 3,688 3,688 Bank Services Charges 5,602 6,577 6,714 8,500 Seller has increased low rates for 2019 for mid Oct to mid May from $39 to $45, mid May to mid Oct from $39 to $49 and mid June to mid Aug weekends from $39 to $53, average 10 extended stay will increase from $450 to $475 and $500 to $525, summer seasonal $475 to $550 and one month only from $475 to $575. Broker recommends eliminating Good Sam membership and saving the Membership Discounts of $4,796 and $8,000 Good Sam advertising. The park is very popular with groups and hosts approximately 25 groups per year with 10 37 rigs. Groups receive a 20% discount. New property tax per Prop. 13 Good Sam advertising which Broker believes is not needed
PIONEER RV PARK Business Licenses & Permits 20 272 252 252 Dues & Subscriptions 1,373 1,674 1,394 694 Insurance 4,729 9,817 7,656 8,790 Meals & Entertainment 87 0 0 0 Miscellaneous 713 0 20 20 Telephone 4,117 4,325 4,581 4,581 Computer and Internet 3,825 4,559 4,505 4,505 Postage and Delivery 197 237 209 209 Office Supplies 1,203 2,843 1,537 1,537 Office Equipment 0 1,466 1,106 1,106 Office Operations-Other 9 0 0 0 Professional Fees 750 2,850 875 875 Publication/Legal Notice 102 0 0 0 Landscaping & Groudskeeping 5,660 4,866 8,280 5,000 Cleaning & Maint. Supplies 1,430 2,111 2,228 2,228 Small Tools & Equipment 6,125 1,224 2,361 2,361 Repairs & Maintenance 9,247 29,597 11,284 11,284 Maintenance & Repairs-Other 27 389 1,585 1,585 Uniforms 817 946 0 0 Propane 2,936 3,334 3,334 3,334 Water 3,634 4,863 4,863 4,863 Sewer 4,987 5,448 5,448 5,448 Electricity 41,786 51,170 51,170 51,170 Garbage 3,665 5,158 5,158 5,158 Satellite & TV 3,061 3,987 3,987 3,987 Utilities-Other 0 328 328 328 State Tax 800-265 -265 800 TOTAL EXPENSES 101,280 159,260 151,603 173,704 $700 for owner's rotary Sellers are owners/operators and live in the manufactured home and run park with one part time employee year round plus two workampers during the winter and three workampers during the summer. All employees receive site rent only. Primarily summer seasonal RV park allowing onsite owners extended winter time off. ADA Compliance Inspection for $1,785 in 2017 Asphalt repairs and new golf cart in 2017 NET INCOME 153,727 145,956 160,836 184,430
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Discounts HonoreH- Occupancy Rates by % 2018 2017 2016 2015 Jan. 43.5 41.3 25.4, 21 Feb 40.8 41.6 26.6 24.8 Mar 41 53.4 29.9 26 Apr 47 59 38.6 33.3 May 65.4 74.4 49.1 60.4 Jun 70.4 77 56.9 64.6 Jul 79 71.6 69.5 67.1 Aug 83 66.8 66.2 76 Sep 79 76.3 74 66.1 Oct 65.3 57 66.3 52.6 Nov 43.44 42.4 26.3 Dec 43.8 41.1 23 Jan-Dec 58.9 49 63.2 May 1st- Oct 15th 74.7 72.6 64 66.4 www.pioneerrvpark.com (530)283-0769 RATES FOR 2018 DAILY RATE $39.00 Full Hook-ups & SAT TV $30.00 Water & Electric only WEEKLY $234.00 Full Hook-ups & SAT TV MONTHLY $450 - $500, Plus Electricity $50-$100 Deposit All rates are for 2 (two) registered guests per RV ADDITIONAL PEOPLE $5.00 per person, per night, ages 18 & over Limit of 6 persons per RV Site A 9% County Transient Occupancy Tax applies to all rates less than 30 days. RV Storage - $50 monthly