Zion River Resort

ZION RIVER RESORT

551 E State Route 9 Virgin, UT 84779

INVESTMENT OFFERING

208.938.4000 533 E Riverside Dr Ste 104, Eagle, ID 83616 CONFIDENTIALITY AGREEMENT

SIGN AND RETURN VIA EMAIL OR FAX TO:

Trevor Caster – Caster Investment Group, 533 E. Riverside Drive – Ste. 104, Eagle, ID 83616 Email: [email protected] - Fax: 208-493-1044

In connection with the offering of the Zion River Resort located at 551 E State Route 9, Virgin, Utah 84779 (“Property”) for sale by Caster Investment Group, the undersigned has requested copies of the investment offering package for the Property (such package, together with any other documents or information provided through Caster Investment Group [its “Agent”] regarding the Property being referred to collectively below as the “Information”).

Caster Investment Group is or will be furnishing the Information to the undersigned on the condition that the undersigned will keep the information confidential.

In consideration of the foregoing and other good and valuable consideration, the undersigned hereby agrees that it will keep the Information confidential, and the Information shall not be disclosed to anyone other than the Potential Purchaser’s partners, employees, legal counsel and institutional lender (who the undersigned shall require to keep the Information confidential, “Related Parties”), for the purpose of evaluating the potential purchase of the property. The undersigned further agrees and represents that neither it nor its Related Parties will use any of the Information received or derived from Agent in any manner detrimental to the interest of Caster Investment Group, Agent or the Owner.

PLEASE DO NOT VISIT THE PROPERTY WITHOUT PRIOR EXPRESS PERMISSION. PLEASE DO NOT CONTACT ON-SITE PERSONNEL OR TENANTS.

The undersigned hereby agrees to not enter the Property and to not contact any on-site personnel or tenants or Property Owner in any way either directly or through Related Parties without prior receipt of express permission from Owner.

Potential Purchaser hereby indemnifies and holds harmless Property Owner, its Agent and their respective affiliates and successors and assigns against and from any damage, loss, liability or expense, including attorney’s fees, arising out of any breach of any of the terms of this agreement.

The undersigned certifies that all information relative to this offering will not be disseminated to or used by any principals, agents or parties other than those stated hereunder. Potential Purchaser is acting as a Principal and hereby represents that no other broker or agent is involved on the Potential Purchaser’s behalf.

Your signature below confirms that you have accepted this registration.

POTENTIAL PURCHASER:

By: ______Address: ______Print Name: ______Telephone: ______Title: ______Fax:______Date: ______Email: ______Company: ______EXECUTIVE SUMMARY

EXECUTIVE SUMMARY

Zion River Resort • 551 E State Route 9 • Virgin, UT 84779

OFFERING HIGHLIGHTS

Rare Opportunity to Purchase a Top- Rated, Zion National Park Adjacent RV Resort

8.32% Projected Capitalized Rate of $12,000,000 Return and 7.68% 12 Months Trailing Signiﬁcant Upside by Increasing Exclusive Fee Simple Offering Occupancy in Off-Peak Months

Premium Site Features and Resort Amenities

Ideal River Front Location and Access Provides an Oasis Like Setting

2019 Lot Size +/-14.26 acres & +/-6.03$2,249,486 acres: Total +/-20.29 acres 2018 Frontage $2,126,409+/-1,400’ of Frontage on Utah Route 9 2017 Zoning $2,076,511 Resort Zone Conditional Use Permit Year Built April of 2000 Water Virgin Town Water Department Septic 18,277 gpd system with duplex 3.085 hp pumps, impeller and 5 zones

SITE SUMMARY 1 Suite 4 Tent Sites 3 Cabins 47 Pull Thru RV 44 Back-In RV

130 TOTAL SITES

31 Riverside Back-In RV

OFFERING HIGHLIGHTS LOCATION • On State Hwy Route 9 and only 13 miles to I-15 • 20 minutes to Zion National Park • 28 miles to St. George, 150 miles to Las Vegas & 300 miles to Salt Lake City

CAPITALIZATION RATE 12 Months Forward ...... 8.32% 12 Months Trailing ...... 7.68% Actual 2019 ...... 8.85%

ANNUAL INCOME

2019 $2,249,486 2018 $2,126,409 2017 $2,076,511

1 Suite 4 Tent Sites 3 Cabins 47 Pull Thru RV 44 Back-In RV

130 TOTAL SITES

31 Riverside Back-In RV PROPERTY PHOTOGRAPHS PROPERTY PHOTOGRAPHS PROPERTY PHOTOGRAPHS

PART OF THE OFFERING +/-6.03 Acres

The information presented has been obtained from sources believed reliable. No warranty or representation, express or implied, is made as to the accuracy of the information contained herein, and same is submitted subject to errors omissions. Any projections, opinions, assumptions, estimates, square footage and potential uses used are for example only and do not represent the current or future performance of the property. You are responsible for confirming its accuracy and completeness. PROPERTY PHOTOGRAPHS PROPERTY PHOTOGRAPHS PROPERTY PHOTOGRAPHS PROPERTY PHOTOGRAPHS PROPERTY PHOTOGRAPHS CASTER INVESTMENT GROUP PPRROOPPEERRTTYY PHPHOOTTOOGGRRAAPHPHSS PROPERTY PHOTOGRAPHS PROPERTY PHOTOGRAPHS PROPERTY PHOTOGRAPHS RESORT MAP

The information presented has been obtained from sources believed reliable. No warranty or representation, express or implied, is made as to the accuracy of the information contained herein, and same is submitted subject to errors omissions. Any projections, opinions, assumptions, estimates, square footage and potential uses used are for example only and do not represent the current or future performance of the property. You are responsible for confirming its accuracy and completeness. To Cedar City, Cedar Breaks National Monument, amp and Salt Lake City C C r eek

Exit 42 Horse Ranch Mountain 15 8726ft 2659m

North Fork Taylor Creek Ta REGIONAL ylor C re nyo M ek T Ca ns idd rail Exit b R PA R I le F 40 lo o A P O I ork o a N T Double K d S Arch outh Fork Alcove Lee Pass O Trailhead A KOLOB il K l W lis MAPS l i C k ree i Nagunt Mesa ra Kolob V a T Chasm r 7785ft Reservoir A T k Lake L k 2372m e 8118ft L e Timber Creek e r E e Kolob Canyons 2475m Y C Overlook r E A R T R A P CANYONS B E C in Trail n r k L i Ve C A N Y O N N B k I a

A U r CurrentlyT L B e 8055ft U N A V 2455m M O A

Kolob R

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E L T O R Kolob Arch C Kolob Peak E CLOSED T B S S T IM Trail Langston Mountain 8933ft Arch D 7408ft A Volcano Knoll k Gregory Butte R 2739m L 6735ft e 2258m e 7705ft A P r O 2053m F 2348m H C Beatty a r k e Spring b E B k H T k m e re e i C o N H F T I O e p T r in O C k P L C r r a Ve V H VIRGIN L e a O O l G Blue Springs e l Vehicles longer than FLATS I e P N K Reservoir k y O Burnt Mountain L 19 feet/5.8 meters are T not allowed on Lava 7921ft 7682ft r a Point Road. Unpaved 2415m H 2341m i V Lava O L l roads are impassable G S A Point Rd H E AV L when wet. E N L es E R W t Rim C Y E R p P d e Lava Point e Chamberlain’s Ranch P D Trailhead U Lava Point West Rim Overlook 7890ft Trailhead 2405m K iver ol R ob Virgin Trailhead and trail d North Fork are on private property. a Spring E o Sawmill C Please close gates. R r Springs e e

c a

N r

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T L Beyond this point, road ail O b r G A not plowed in winter. T H oo o se W l n O o o y W K n R C E a re Firepit Knoll C e S e R s k C Wildcat t 7265ft il t E a ca 2214m Tr Canyon d R r il i o m I Connect Trailhead W P N T A o r r a K Spendlove Knoll t i S h l L T R O 6895ft E g a C E U L 2102m T t A e Big Spring r R O a V P V i E l e E B A R S a L

M k PO L s H IT T H E O A V Y L T A P LO O L L W P L A Viewpoint U M E L Y T T A E H S E O N T A E Y A L E C A N U North Guardian Angel E O R D E R V IL H 7395ft A N A 2254m U R

Keyhole Falls R

Tabernacle Dome rk W Mountain of Mystery Unpaved roads are Fo 6565ft 6430ft ZION S impassable when wet. 1960m 2001m ast M Closed in winter. E esa Trail Temple of South Guardian Angel Riverside t Cabin Sinawava ef 7140ft Walk To St George and k Unpaved roads are L 2176m Spring e est Rim Las Vegas, Nevada e impassable when wet. W T r r Left Fork a C i Double l Trailhead 7367ft N Falls O n Y i 2245m Exit N k A 27 r C e V N Big Bend a NATIONAL rk O L Fo H EC Grapevine Right O Trailhead Weeping Y Angels Rock CLOSED Right Fork Landing Trailhead N CLOSED APS E C E C a A H A The Great White ThroneStave s O N t N YON A R o S U 6744ft Spring r im th E G 2056m Toquerville Emerald Pools C The Grotto T F A ra o il r M R Lower k To 89 at Mt Carmel Junction, Emerald R Pools Trail o (north to Bryce Canyon National Park; M a Zion Lodge d O PARK CLOSED 17 E ek south to Kanab, Grand Canyon re U N C N National Park, and Page, Arizona) T A A

I e C N v I Court of The Patriarchs i r R D

R c 9 N i Spring through fall, Zion

U n

E e Canyon Scenic Drive is open h T H V O c H I R The Sentinel t F G I S East Entrance d r Oilwell (ruins) O I N to shuttle buses only. Private a o 7157ft N Z n vehicles are not allowed ighway o S 2181m o mel H R R y Car E n beyond Canyon Junction. t (restrooms e Altar of Sacriﬁce a The East Temple un c W C o closed in a M r O 7505ft Canyon Junction n 7709ft - winter) r T o n Checkerboard e 2288m i 2350m io T Z Z Mesa Canyon Overlook 5700ft b Vehicles pulling trailers Spring 6670ft lo Trail Tunnel 1737m o not recommended. Zion Human History Museum CLOSED 2033m La Verkin 9 K Narrow winding road Virgin W Tunnel with steep grades. Upper Crater Hill as The West Temple h No bikes or pedestrians allowed. section not plowed in s 7810ft 5192ft n 3550ft h i s Ask about restrictions on large winter. 1582m g 2380m South Entrance South 1082m a g o vehicles. W c S Zion Canyon Theater Mount Kinesava 7285ft Springdale Zion Canyon Visitor Center Springdale/Zion Canyon Shuttle 2220m 3920ft and Zion-Mount Carmel Highway 1195m V s Watchman t r tunnel information i i r e 15 g p exit 16, l To i v 9 n a 9 i St George, o sh R and Las Vegas, C a The Watchman C A N Y O N W in A P Nevada r Chin g 6545ft W E e le ir U b Tra V 1995m N R u i U l k i H r R Hurricane ve o P A r F 59 Coalpits Wash er h Riv t rgin To Pipe Spring National Monument and r Vi

o k Grand Canyon National Park For Rockville N Grafton st (ghost town) 3747ft Ea North 1142m 0 1 2 3 4 5 Kilometers Bridge Chinle Road Trailhead 0 1 2 3 4 5 Miles Road turn on Anasazi Way fton Gra Shuttle Information Other Visitor Information Campground Unpaved roads are Springdale shuttle Paved road open to Ranger station impassable when wet. route private vehicles Smithsonian Butte Scenic Backway may be Zion Canyon shuttle Unpaved road Drinking water Primitive closed in winter. y route and shuttle stop (impassable when wet) campground a kw sonian B Bac Spring through fall, Zion Overlook/parking Restrooms ith utte Scenic m Canyon Scenic Drive is open to S shuttle buses only. Park your Trail Picnic area To 59 , Pipe Spring National Monument, car and ride the shuttle. and Grand Canyon National Park EXECUTIVEAREA DESCRIPTION SUMMARY

ZION RIVER RESORT

ZION RIVER RESORT, Virgin UT – Welcome to one of America’s best RV resorts! In this green valley oasis, nestled beside the tranquil Virgin River and surrounded by painted mountains, Zion River Resort (ZRR) guests enjoy the best facilities and service. ZRR has been designed to accomodate the smallest to the most sophisticated recreational vehicles on the road today. Their friendly staff and hospitality brings vacationers and snowbirds back year after year. ZRR offers camper cabins, RV sites, tent sites, and a 2-bedroom suite. They also have dog areas, a convenience store and gift shop, laundromat, mining sluice, playground, clean restrooms, a social hall, swimming pool and spa, and on-site propane service. Just minutes from Zion National Park, ZRR is ideally located for easy access to several of the nation’s most beautiful parks. ZRR is the perfect base camp for day trips to Bryce Canyon National Park, Grand Canyon North Rim, Cedar Breaks National Monument and many more of the Southwest’s most popular destinations. ZRR’s 14-passengar shuttle bus is available between March 1st and October 31st. ZION NATIONAL PARK

ZION NATIONAL PARK, UT – Zion National Park is one of the most visited national parks in the country. Visitation to Zion National Park has been increasing for decades but more signiﬁcant increases have happened in the last few years. The peak season for visitors extends into early spring and late fall. The 229 square-mile area is Utah’s ﬁrst national park and is open year-round. Zion National Park boasts scenic red rock views and many different trails to hike, bike, and backpack. At Zion you can follow the paths where ancient native people and pioneers walked. You can also gaze up at massive sandstone cliffs of cream, pink, and red that soar into a brilliant blue sky. Zion’s unique array of plants and animals will interest you as you absorb the rich history of the past and enjoy the excitement of present day adventures. Take the shuttle or set off on your own to explore a few of Zion’s areas such as Zion Canyon, Kolob Canyons, The East Side, Kolob Plateau, Angels Landing, and much more. Zion also offers campgrounds, canyoneering, and horseback riding. If Zion wasn’t enough for you to explore, you can also visit Coral Pink Sand Dunes State Park or Snow Canyon State Park, both of which are located nearby. GLOBAL REACH

GLOBAL REACH

CASTER INVESTMENT GROUP

Caster Investment Group Real Estate Advisors was launched by Trevor Caster to provide a level of specialization, customization and client service beyond what can be provided by local agents and national franchises. Mr. Caster has established an unparalleled track record of integrity by consistently creating value through superior representation for his clients.

Mr. Caster has acted as the primary agent representing the Seller and/or the Buyer in over $450,000,000 of commercial real estate transactions and has been a participating senior member of brokerage groups during the sale of over $1,000,000,000 of commercial real estate.

Creating value through superior representation. DISCLAIMER NOTICE

The materials and information received or derived from Caster Investment Group UT, LLC its members, agents, advisors and affiliates (“CIG”) does not purport to contain all the information which prospective buyers or other interested parties and recipients (the “Prospective Buyer”) may need or desire for a fully accurate summary. By accepting receipt of any materials and information from CIG, the Prospective Buyer agrees that it will not use any of the materials and information received or derived from CIG in any manner detrimental to the interest of CIG or the Owner.

All financial projections and information are provided for general reference purposes only and are based on assumptions relating to the general economy, market conditions, competition and other factors beyond the control of CIG and the Owner. All data and assumptions regarding financial performance, including that used for financial modeling purposes, may materially differ from actual data or performance. Any estimates of market and projected rents, occupancy and expenses that may be provided do not necessarily mean that such estimates can be established.

All materials and information relating to the financial and physical condition of the property are provided for general reference purposes only and have been prepared from sources believed reliable but have not been independently verified by CIG as to their accuracy or completeness. All applicable contractual, zoning, environmental and governmental limitations must be independently verified by the Prospective Buyer. All references to property lines, lot sizes, building sizes, rentable area, number of units, number of spaces and other measurements are approximations only. CIG makes no assurances as to the compliance or lack of compliance with applicable governmental requirements, developability or suitability for any party’s intended use.

Legal questions should be discussed with an attorney. Tax questions should be discussed with a certified public accountant or tax attorney. Title questions should be discussed with a title officer or attorney. Questions regarding the size, suitability, environmental risk, condition of the property and whether the property complies with applicable governmental requirements should be discussed by the Prospective Buyer with appropriate engineers, architects, contractors and other consultants and governmental agencies. Information provided by CIG from third party sources must be independently verified by the Prospective Buyer. If the Prospective Buyer fails to complete such due diligence investigations or independent verifications, then it is acting contrary to the advice of CIG and the Owner.

Neither CIG nor the Owner make any express or implied representation or warranty as to the accuracy or completeness of the materials and information received or derived from CIG. Both CIG and the Owner expressly disclaim any and all liability which may be based on such materials and information, errors therein or omissions there from. The Prospective Buyer shall be entitled to rely solely on the representations or warranties made to it by Owner in any final purchase and sale agreement, should such an agreement be fully executed by all parties thereto.

THE PROSPECTIVE BUYER SHALL BE ENTITLED TO RELY SOLEY ON THE REPRESENTATIONS OR WARRANTIES MADE TO IT BY OWNER IN ANY FINAL PURCHASE AGREEMENT. 208.938.4000 533 E Riverside Dr Ste 104, Eagle, ID 83616 [email protected] casterinvestment.com

Utah Principal Broker: Lic. No.: 8013911-PB00 Utah Firm: 8237644-CN00

Idaho Designated Broker - Lic. No.: DB37457 Idaho Firm: LC39933

Washington Managing Broker - Lic. No.: 24245 Washington Firm: 603 176 709

California Salesperson: Lic. No.: 01400026