RV Park & Campground for Sale in the Redwoods

RV Pa r k & C a m p g ro u n d For Sale in the Redwoods

GIANT REDWOODS RV & CAMP 400 Myers Ave., Myers Flat, CA $1,525,000 with Only $305,000 Down 53 RV Sites & 24 Tent Sites on the Eel River On the Avenue of the Giants Highway in The Humboldt State Redwoods Park 10.9% Cap Rate, 26.4% Cash Flow Newly Renovated, Cash Cow

For Further Information Contact: (858) 586-9400 John Grant/Park Brokerage Inc. Fax (858) 430-3401 11510 Caminito Garcia, San Diego, CA 92131 Email: [email protected]

Information contained herein has been obtained from the owner of the property or from other sources that we deem reliable.

53 RV & 24 Tent Sites on the Eel River in the Beautiful Giant Redwoods

Price Down Payment $1,525,000 $305,000

Address/City County State 400 Myers Ave., Myers Flat, CA Humboldt California Historical Financials Age Loan See Attached Excel Spread Sheet Older, Reconditioned 2011-2015 Buyer to Obtain Capitalization Rate Est. Spendable Return Total Return 10.9% 26.4% 34.6% Total Parcel Size No. Spaces Water Sewer 17 Acres 53 RV & 20 Tent County Septic Listing Salesman John Grant (858) 586-9400 Price Per Site: $22,260

PROPERTY DESCRIPTION AND RENTAL INFORMATION: Beautiful RV park and campground on the Eel River just off the Avenue of the Giants in Northern California, amidst the majestic redwoods. The Avenue of the Giants is a scenic highway running through Humboldt Redwoods State Park with the largest remaining stand of virgin redwoods in the world. 13 full hookup RV sites, 40 RV sites with water & electric, and 24 tent sites on 17 acres. All 13 full hookups are pullthrus and 22 water & electric sites are pullthrus. Ten 50 amp sites, county water, and septic sewer. Rental rates are $45 fhu, $40 water & electric, and $35 tent. Broker believes rates are low and should be increased during peak June-August summer season and park can discontinue 10% Good Sam discount offering upside to a buyer. Park is mostly a short term, vacation park with a few winter monthlies. Managing partner is local civil engineer and electric underground wire and pedestals are new, new water lines, new septic systems, and bathrooms renovated with new roofs and heated floors. New park model used as the office and store with a beer and wine license. Amenities include location, location, location on the Eel River with the best swimming hole in front of the park, playground, wifi, cable tv, dog park, laundry, dump station, horseshoe pits, volleyball, and beautiful redwoods and landscaping. Excellent, existing onsite management wanting to stay for new owner. Please see the park’s webpage at www.giantredwoodsrv.com and their Facebook page.

Please contact Broker to setup appointment to see property.

OWNER/OPERATOR NET INCOME $166,103

LOAN INFORMATION: TOTAL ANNUAL PRIN. & INTEREST PAYMENT $85,584 Buyer to obtain new 1st trust deed. Broker anticipates new SBA loan at 80% loan to value or EST. ANNUAL PRE‐TAX $1,220,000 an adjustable rate of prime + 1.75% CASH FLOW (SPENDABLE) $80,519 (5.0%) fully amortized over 25 years. Monthly PLUS PRINCIPAL REDUCTION YEAR 1 $25,155 payment $7,132 with $2,049 to principal. TOTAL RETURN $105,674 GIANT REDWOODS RV CAMP

Tremendous year to year revenue growth from the ACTUAL park's renovation and new management. The RV ACTUAL ACTUAL T-12 Broker's park's great momentum and excellent guest reviews Year End Year End April 15- Proforma will continue to increase gross income and Broker 2014 2015 May 16 for 2016 believes rates should be increased for peak June‐ August summer season and the Good Sam 10% REVENUE discount should be eliminated. RV park industry is Lodging Sales 302,018 323,157 booming with record new recreational vehicle sales, Laundry 4,929 4,929 low gas prices, and good economy. Store & Firewood Sales 22,511 20,717 Broker has forecasted $400,000 for 2016 but owner is TOTAL REVENUE 217,370 329,458 348,803 400,000 confident that income will reach $430,000. Winter rates were historically discounted $10 Nov 1‐April EXPENSES 30th but only $5 discount for 15/16 winter and Cost of Goods Sold 8,903 14,969 15,571 15,571 regular rates now start a month earlier on April 1st. Advertising 5,779 7,322 7,121 7,121 Website 1,288 3,277 3,830 3,830 By the end of the peak season in August a buyer will Bank Charges 12 50 459 459 be able to confirm that a $400,000+ gross income has Licenses & Permits 1,501 1,510 1,780 1,780 been achieved CA Tax 800 800 0 1,700 Computer & Internet Expense 100 0 0 0 2015: RV nights 6,616, Tent nights 1,664, Store Sales Insurance-Flood 245 1,529 3,074 3,074 $22,511 with $3,553 from Beer & Wine, Laundry Insurance-General Liability 6,834 6,864 7,755 7,755 Insurance-WC 8,977 5,258 5,175 5,175 ← With workampers and free Janitorial & Paper Supplies 3,257 3,124 3,154 3,154 lodging toal payroll burden Landscaping & Groundskeeping 18,706 9,757 11,237 10,000 Merchant Account Fees 3,873 3,389 3,339 4,000 Office Supplies 579 1,216 1,158 1,158 Operating Expense 9,693 10,542 10,115 10,115 Payroll 24,433 46,449 56,664 48,000 Professional Fees 3,568 5,640 5,613 5,613 New property Property Taxes 4,343 4,638 4,638 16,371 ← taxes per Prop. Repairs & Maintenance 9,349 12,514 13,420 13,420 13 Shipping & Postage 64 20 259 59 Supplies 2,765 1,305 461 1,000 GIANT REDWOODS RV CAMP

Telephone 1,827 2,542 2,672 2,672 TOT 3,507 4,789 5,303 6,000 Travel 3,081 3,795 3,621 1,000 Cable 3,852 4,199 4,357 4,357 Electric 20,586 25,579 28,015 30,000 Garbage 10,200 13,371 14,653 14,653 Gas 4,019 3,369 4,081 4,081 Internet 2,400 6,254 8,042 8,042 Water 1,897 2,935 3,737 3,737

TOTAL EXPENSES 166,438 207,006 229,304 233,897

NET INCOME 50,932 122,452 119,499 166,103

Avenue of the Giants :: Northern California :: US HWY 101 http://avenueofthegiants.net/

Avenue of the Giants - A Destination Vacation: This world-famous scenic drive is a 31-mile portion of old Highway 101, which parallels Freeway 101 with its 51,222 acres of redwood groves. It is by far the most outstanding display of these giant trees in the entire 500 mile redwood belt and is accessible to all with convenient services provided along the way. The Avenue of the Giants is surrounded by Humboldt Redwoods State Park which has the largest remaining stand of virgin redwoods in the world. Take time to picnic, camp, hike, swim, fish, raft or bike ride in the cool hush of these ancient redwood forests.

Don’t miss visiting ROCKEFELLER FOREST, where 10,000 acres of indescribable beauty will surely awe any visitor. There are many trails in this forest, as well as, the 8th, 6th, 4th, and 2nd tallest trees, and the “Champion Coast Redwood” at 370 feet tall!

SCOTIA is one of the last “company-owned” towns in California. There is a Historic Logging Museum (open in the summer months) with photos, artifacts and machinery used in old logging camps.

SHELTER COVE The community of Shelter Cove offers an airport, golf course, superb lodging and fine dining, surrounded by beaches, mountains and outstanding coastal views. Shelter Cove boasts excellent ocean fishing, beachcombing and mountain trail hiking, all at your doorstep. While on the North Coast, a visit to Shelter Cove is A magnificent 31-mile scenic drive definitely in order. just 5 hours north of San Francisco and 2 hours south of the Oregon GARBERVILLE - The main hub of activities and border. commerce in the Southern Humboldt county area. You’ll find a nice variety of eating establishments and a nice selection of lodging. Check out the many unique shops in town. To request a free brochure and map Garberville is just ten minutes from the Avenue of the Giants and about 45 minutes from click here. Shelter Cove.

FERNDALE - 21 miles north of the "Avenue of the Giants" discover Northern California's best-kept secret--The Victorian Village of Ferndale. A photographer's paradise and a shopper's delight. Explore the classic architecture, old-fashioned mercantiles, antique stores, art galleries, and specialty shops and talk with the friendly people.

DYERVILLE GIANT - Within Humboldt Redwoods State Park, along the Founders Grove nature trail, are two special examples of the many giant redwoods found near the South Fork of the Eel River. The Founders Tree was dedicated to those who led the drive to establish the “Save-the-Redwoods League”. The Dyerville Giant was recognized as the “Champion” Coast Redwood as certified by the American Forestry Association until it fell on March 24, 1991. Before it fell, it was at least We're very excited to share with you 362 feet tall (estimates from two different that, Avenue of the Giants has been sources measured it at 370 feet after it fell). included in the book, "1,000 Places That is 200 feet taller than Niagara Falls or comparable to a 30-story building. It is also 17 To See Before You Die" feet in diameter and 52 feet in circumference. It probably weighs over 1,000,000 pounds.

Weather for Redway, CA, US ~ Friday, September 25, 2015

Now Location: Redway, CA, US Fri Sat

1 of 2 9/25/2015 3:56 PM Avenue of the Giants :: Northern California :: US HWY 101 http://avenueofthegiants.net/

66°F Wind: 15 mph NW Hi: 79°F Hi: 80°F Windchill: 66°F Humidity: 73% Low: 49°F Low: 47°F Fair Visibility: 0.1 mi Sunny Sunny Pressure: Sunrise: 7:05 am Sunset: 7:06 pm

While visiting Humbaba, Beau Black encounters a hot old flame desirous of a no-strings fling. When she takes him for a ride in her midnight blue Karmann Ghia, Beau goes on a midlife crisis trip through the landscape of his youth, where a Gothic Convention awaits, and a date with otherworldly destiny.

Joe Longhair's stories give the inspiration for Redwoodland, the world's largest amusement park and forest preserve of the future. When he finally takes two tickets, Joe finds juicy romance where visitors pass by train through real redwoods, and danger beyond his wildest dreams among the talking burls, automated Bigfeet, and animatronic Hippies.

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