SACRAMENTO RIVER DELTA KOA$1,200,000 Sales Price135 RV Sites12 Park Model Cabins15.91 Acres on the DeltaClubhouse, Pool, StoreOnly $8,889 Per Site

For Further Information Contact:John Grant/Park Brokerage Inc.11510 Caminito Garcia, San Diego, CA 92131

(858) 586-9400Fax (858) 430-3401

Email: john.grant@earthlink.net

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

RV ResortFor Sale

139 RV Sites on the DeltaOnly $8,888 Per Site‐Great Opportunity

Sacramento River/Delta KOA139 RV Sites, 12 Park Model Cabins, Pool, Clubhouse, Store, Tennis Courts

Down Payment$480,000

LOAN INFORMATION:Buyer to assume existing loan of $720,000 at 7%interest fully amortized and paid to September/2028.Monthly payment $7,198.13 with $3,000.00 toprincipal.

DESCRIPTION AND TENANT INFORMATION: Great opportunity to buy KOA RV resort far below replacementcost with great upside. 135 RV sites with 12 popular park model cabins and 123 full hookup RV sites with 8 pull thrusites. Rental rates are RV $35 daily and $600 monthly, two deluxe cabins $120 and regular cabins $85, and RV storage$50. Amenities include a clubhouse/general store/laundry/restrooms building of 3,150 square feet, swimming pool, twotennis courts, dog park, wifi, six 50 amp electric sites, 72 RV storage spaces, mature shade trees for all sites, and theDelta Bay Marina across the street. You can get more information on the RV resort at www.koa.comSeller use to be in the membership RV park business and purchased the park as an overflow RV park for his members.Then after getting out of the membership RV business, he converted to KOA but then corporate KOA bought the largestRV park and marina on the Delta. The KOA franchise can be terminated at any time. 2014 occupancy rate very low at17% for the RV sites and 14% for the park model cabins. Most Delta RV resorts are at 40%-60% occupancy. RV resortin 2008 had almost double the income from 2014 (before KOA corporate bought the nearby RV resort). Anowner/operator could get rid of most of the $70,000 in payroll and the $24,187 in KOA franchise expense and havestrong cash flow even with the very low 2014 gross income. A targeted internet marketing campaign withwww.reachlocal.com would increase occupancy rates A still below market 30% occupancy rate for the RV sites and parkmodel cabins plus 10 sites to Monthlies gets to an off the chart 20% cap rate (see Broker Proforma attached).Owner will also sell the 150 slip Delta Bay Marina across the street from the RV resort for $2,300,000 with an existingloan of $1,500,000. www.sacdeltabaymarina.com

CountySacramento

StateCalifornia

Est. Vac. & Expense %See 10 Years Attached

AgeBuilt 1989

LoanAssumable

Total Parcel Size 15.91 Acres

No. Spaces135

WaterWell

SewerSeptic

Listing Salesman John Grant (858) 586-9400 Price Per Site: $8,889

OWNER/OPERATOR NET INCOME   $241,357

TOTAL ANNUAL PRIN. & INTEREST PAYMENT $86,378

EST. ANNUAL PRE‐TAX CASH FLOW (SPENDABLE) $154,979

PLUS PRINCIPAL REDUCTION YEAR 1 $36,000

TOTAL RETURN $190,979

Address/City922 W. Brannon Island, Isleton

Capitalization Rate20%

Est. Spendable Return32.2%

Total Return 40.0%

Price$1,200,000

SACRAMENTO RIVER/DELTA KOA

ACTUAL Year End

2013

ACTUAL Year End

2014Broker's Proforma

REVENUE

Laundry 0 157 1,000

Over/Under 25 -14 0

Storage 6,725 5,105 8,000

Propane Sales 3,901 2,579 5,000

Store 4,247 1,636 5,000

Daily RV 110,078 111,986 471,398 ←

Deposits Forfeited 1,088 2,904 2,904

Park Model Cabins 47,211 55,641 118,260 ←

Discounts -15,718 -16,788 -40,000

Marina Income 490 -797 -797

Monthly 81,153 72,821 72,821 ←

Rental-Other 2,232 2,757 2,757

TOTAL REVENUE 241,432 237,987 646,343

EXPENSES

Cost of Goods Sold 3,574 2,289 5,000

Advertising/Marketing 487 803 2,000

Bank Service Charges 7,708 6,124 15,000

Insurance 9,626 10,355 10,355

KOA Franchise Fees 24,203 24,187 60,000Licenses & Permits 1,563 3,265 3,265

Payroll 55,013 68,943 100,000

Payroll-WC Insurance 9,197 4,949 10,000

Professional Fees 1,500 5,500 5,500Repairs & Maintenance 33,071 35,914 40,000 ←

Supplies 3,362 1,899 10,000

Taxes-Property 22,406 11,635 14,000

Taxes-State 800 1,700 1,700

Telephone 7,545 7,986 7,986

Utilities 57,445 66,110 120,000

TOTAL EXPENSES 237,500 251,659 404,806

NET INCOME 3,932 -13,672 241,537

123 RV sites X $35 X 30% Occupancy Rate

12 Park Model Cabins X $90 X 30% Occupancy 

123 RV Sites X $35 X 30% Occupancy Rate

Equals only 10 sites.  At one time the resort had 23 Monthlies.  Seller has waiting list for Monthlies for 50 amp sites and is currently upgrading some of the 30 amp sites to 50 amps.

$8,000 in Capex in 13 and $8,000 in Loan Fees in 14

Broker has increased most expense amounts with estimates for increased occupancy

Even with the very low 2014 occupancy and income, an owner operator could achieve an almost 10% cap rate having their family handle the payroll and without the KOA franchise fees.

Contact Us

The California Delta is located roughly between Sacramento on the north and Stockton on the

south and encompasses about 1,000 miles of waterways. The main contributing rivers are the

Sacramento River, coming in from the north, and the San Joaquin River, coming in from the south.

Other rivers feeding into the two major rivers include the American River, the Mokelumne River, the

Cosumnes River and the Calaveras River. Before these rivers empty into the Pacific Ocean

through the San Francisco Bay, they pass through some of the best boating waterways in the

country. The California Delta is a labyrinth of sloughs with names like Potato Slough, Whites

Slough, Snodgrass Slough, Lost Slough, Georgiana Slough, Steamboat Slough, and many, many

more. As one explores these watery avenues, vistas of vine-covered trees, blackberry brambles,

and tule grasses appear at almost every turn. There is abundant wildlife, including the great blue

heron, egrets, ducks, geese, and, of course, fish. The California Delta truly is a boater's and

fisherman's paradise.

Along the way, you'll pass through small towns such as Courtland, Locke, Walnut Grove, Isleton

and Rio Vista, to name a few. Courtland is famous for its annual Pear Fair, held on the last Sunday

of July every year. The town of Locke celebrates Asian Pacific Heritage Month in May, hosting a

weekend party for the public with Lion dances, martial arts demonstrations and more. Isleton hosts

the Isleton Cajun Festival (formerly the Crawdad Festival) on Father's Day weekend, and Rio Vista

hosts the Bass Festival in October, celebrating the abundant fishing in the California Delta.

Whether by boat or by car, there is plenty to do for all, so come on out and enjoy!

Map and Info Regarding Emergency Drought Barrier on False River

Map of the California Delta

About the California Delta http://deltaboating.com/about.htm

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