RV Resort For Sale

CAMP JAMES CAMPGROUND
RV Resort For Sale
13801 Sierra Way, Kernville, CA
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$3,625,000 Sales Price
80 RV Sites on the Kern River
Near Sequoia National Park
White Water Rafting Center of CA
8 Rental Units w/ 5 Newer Cabins
Beautifully Maintained/Landscaped
Seller Financing at 5% Fixed
12% Cash Flow, Low Rental Rates
For Further Information Contact:
John Grant/Park Brokerage Inc.
11510 Caminito Garcia, San Diego, CA 92131
(858) 586-9400, fax (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. We have no reason to doubt its accuracy but we do not guarantee it.
KERN RIVER GEM IN THE SIERRA NV MOUNTAINS Price $3,625,000 CAMP JAMES CAMPGROUND 80 RV Sites with 5 Cabins & 3 Rentals on the River Down Payment $1,087,500 (30%) Address/City 13801 Sierra Way, Kernville County Kern State California Actual Income & Expense See attached excel spread sheet Age Built 1950, Extensive Renovations 06‐13 Loan Seller Capitalization Rate 8.0% Cash on Cash Return Year 1 11.7% Total Return 15.1% Parcel Size 8.92 Acres No. Spaces 80 Water County Listing Salesman: John Grant (858) 586‐9400 Sewer Septic www.campjames.net DESCRIPTION AND INFORMATION: Camp James Campground is located in one of the most beautiful and best vacation spots in the world. The campground and town of Kernville are surrounded by Sequoia National Park mountain peaks that are 10,000 feet and higher and the campground is on the wild and scenic Kern river. Kernville is famous for its whitewater rafting, boating on Lake Isabella, fishing, hiking, horseback riding, mountain biking, camping, and endless fun. Kernville is a charming town with plenty of restaurants, shops and stores, microbrewery, and a golf course. The RV park and campground has 80 large sites comprised of 39 full hookup sites, 39 water and electric sites, and 2 water only sites. 13 sites are on the riverfront and 22 are creekside. 14 sites have 50 amp electric. 5 new Cavco park model cabins installed March/15, two rental RV’s, and a doublewide mobile home rental. One of the fhu sites is occupied by the mobile home office. Local water district for park water and well for all irrigation. Most of the utility systems have been replaced new. Asphalt entry way and decomposed granite campground streets. The property is extensively and beautifully landscaped with drip irrigation to everything. Eights decks for the sites at the top of the park. Work shop with ice machine. Amenities include park wide wifi, 20 channel Direct TV cable, one acre RV storage lot near campground with 42 RV’s in storage, gated entry, attractive wash house building, small creek through the campground great for small children, and the KERN RIVER. 20% of business is from tenters with the balance from RV and rentals. County fish stocking is done right at the campground (see fish truck in one of the photos). In Broker’s opinion rental rates are low at $45‐$48 fhu, $45 riverfront (no sewer on riverfront and across street from riverfront), $40‐$42 water & electric, $35 tent, and additional charges for extra persons and pets. 6 month monthly at $450 and monthly $750. Cabin rentals are $150‐$175/night. the campground does not have online reservations, advanced summer reservations must be for seven nights minimum, and now open year round‐Lots of Upside. Property is in tremendous condition with in place onsite management and is turnkey. Please see their excellent web page at www.campjames.net. Contact Broker to Schedule a Visit NET INCOME st
$290,781 Seller will carry a $2,537,500 1 trust deed at 5% interest years 1‐10, and 6% years 11‐15 with payments amortized over 30 years, monthly payment $13,621.85. Seller loan to contain a 20% prepayment penalty years 1‐10. Debt Service $163,462 Cash Flow $127,319 PRINCIPAL REDUCTION YEAR 1 $37,437 TOTAL RETURN $164,756 CAMP JAMES
ACTUAL
Year End
2012
ATM FEES
CAMPGROUND
GOODS SOLD
MONTHLY TENANTS
STORAGE
TOTAL REVENUE
PARK EXPENSES
COST OF GOODS SOLD
ADVERTISING
BANK CHARGES
CORP TAXES/FEES
DUES/SUBSCRIPTIONS
EMPLOYEE BENEFITS
EQUIPMENT RENTAL
EQUIPMENT/TOOLS
INSURANCE
INSURANCE-WORKERS COMP
LANDSCAPING
LEGAL & PROFESSIONAL FEES
LICENCES/PERMITS
OFFICE/POSTAGE
OUTSIDE SERVICES
PAYROLL - OFFICERS
PAYROLL- SALARY
PAYROLL - HOURLY
PAYROLL TAXES
PRINTING
REAL ESTATE TAXES
RENT
REPAIRS/REPLACEMENTS
STORAGE UNIT
SUPPLIES
ACTUAL
Year End
2013
ACTUAL
Year End
2014
Broker
Proforma
764
357,007
33,087
74,700
24,901
892.51
374,335.92
37,978.16
72,275.86
25,092.50
881.75
402,992.27
35,136.98
85,032.83
27,328.60
490,459
510,575
551,372
650,000
15,085
5,342
1,747
800
1,284
1,830
546
4,337
8,000
6,511
2,743
1,575
1,180
2,043
9,253
70,000
31,800
57,199
14,777
3,117
637
88,000
6,093
0
3,780
19,024
8,173
1,821
945
1,289
1,790
97
2,516
8,000
8,683
7,010
1,051
1,182
2,230
21,856
72,000
38,800
60,909
19,373
1,250
649
89,500
24,192
0
2,883
21,573
10,252
3,579
727
917
2,140
0
2,342
8,000
8,280
4,599
797
1,202
4,998
8,626
68,000
51,598
54,170
18,746
2,089
661
90,000
27,291
505
4,662
25,000
10,252
5,000
727
917
0
0
2,342
8,635
12,000
4,599
797
1,202
2,500
8,626
0
60,000
54,170
20,000
2,089
38,000
0
20,000
0
4,662
Campground is on track to gross $700,000 in 2015 plus Broker believes rates are low, no credit card accepted, no online reservations, and campground is open year round this year for the first time. Campground use to be closed December‐February.
Fully, fully loaded offsite owner expenses. Property is meticulously maintained and managed and owners love capital improvment projects and making the campground more and more desirable. All capital expenditures for the many improvements are expensed and not capitalized.
CAMP JAMES
TRAVEL
USE TAX
UTILITIES-CABLE TV INTERNET
UTILITIES-ELECTRIC
UTILITIES-PROPANE
UTILITIES-SEPTIC
UTILITIES-TELEPHONE
UTILITIES-TRASH
UTILITIES-WATER
VEHICLE EXPENSE
TOTAL EXPENSES
NET INCOME
138
548
11,810
28,902
5,849
2,876
882
7,486
6,498
13,575
0
344
13,032
33,641
4,120
749
878
7,631
7,216
18,960
102
473
14,339
33,588
5,619
1,521
936
10,005
6,118
10,099
102
473
14,339
33,588
5,619
1,521
936
10,005
6,118
5,000
416,243
481,794
478,554
359,219
74,216
28,781
72,818
290,781
CAMP JAMES MAP D
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D
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D
Water/Cablol 30 AMP E10clric Watrr/Cablol 30 AMP Eloclri" Water/Cabl. 30/!50 ~ Eloclric Water/Cabl. 30 AMP El..1ricI 50..... Water/Cabl.
3O/!50 AMP
EIoclricl50_
Vacation Rentals Ta.ts-Watcr Only Please note: 10 DaH cancellation policH on campsites. 30 DaH cancellation policH on rentals.
No arrivals after 9:30pm
CABINS
CASH OR CHECK REQUIRED
AT CHECK-IN
Reservations must be guaranteed with a
credit card, but on check-in, payment
must be made by cash or check only.
Specific sites CAN NOT be guaranteed.
If you have been here before and have a
favorite site, we will do everything in our
power to accommodate!
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SITE 41 - Vacation House Rental
RENTAL RATES CAMPING RATES
Daily rates shown·are for 2 persons:
CABINS RIVERFRONT SITES.............• $48
Water/electric/cable/wi-fi
Sites 67-73 & 85-90
CREEKSIDE & OFF RIVER SITES
Water/electric/cablelWi-Fi:
Tents .................. $35 RV .................... $42 FULL HOOK-UPS: •..........••••• $48
Sewer/water/electric/cable/wi-fi
No tents may be added on site containing
trailer or motor home.
• Add on after 2 persons:
Adults - $5 per day each
Kids - $3 per day each
Pets - $5 per day each (limit 2)
• 5 persons maximum per site including kids.
• Two Tents maximum per site.
• One stickered car per site. Any extra car
may park by the office at no charge.
• Cash or in-state paper check with ID
accepted on arrival. ATM on premises.
• 2 NIGHT MINIMUM* November 1st - March 31 st
• 3 NIGHT MINIMUM* April 1st - October 31 st
(*Holidays & Special Events may have·different
minimum night requirements)
• 5 PERSONS MAXIMUM - No Pets
• $50.00 CLEANING FEE
• 50% DEPOSIT DUE 30 DAYS FROM BOOKING DATE
• 30 DAY CANCELLATION POLICY
SUNDAY - WEDNESDAY
$150 - $160 A NIGHT
THURSDAY - SATURDAY
$165 - $175 A NIGHT
SITE 8 .... Terry Quantum 27' Trailer
• 2 NIGHT MINIMUM* November 1st - March 31st
• 3 NIGHT MINIMUM* April 1st - October 31 st (*Holidays & Special Events may have different minimum night requirements) • 6 PERSONS MAXIMUM
• 1 SMALL DOG (30 LBS. OR UNDER) OK
• $50.00 CLEANING FEE
• 50% DEPOSIT DUE 30 DAYS FROM BOOKING DATE
• 30 DAY CANCELLATION. POLICY
•
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SITE 9 - 5th Wheel Trailer
10 DAY CANCELLATION POLICY
RATES & RESERVATIONS
We begin taking reservations for Memorial Day
to Labor Day on February 1st each year. All
other reservations can be made 6 months in
advance.
Please see our Website for detailed information
@ campjames.net
• 2 NIGHT MINIMUM*
(*Holidays & Special Events may have different
minimum night requirements)
• 4 PERSONS MAXIMUM - No Pets
• $50.00 CLEANING FEE
• 50% DEPOSIT DUE 30 DAYS FROM BOOKING DATE
• 30 DAY CANCELLATION POLICY
2 DAYS
$300
3 DAYS
$450
5 DAYS
$675
7 DAYS
$875
• 2 NIGHT MINIMUM* November 1st - March 31st
• 3 NIGHT MINIMUM* April 1st - October 31 st
(*Holidays & Special Events may have different
minimum night requirements)
• 4 PERSONS MAXIMUM - No Pets
• $50.00 CLEANING FEE
• 50% DEPOSIT DUE 30 DAYS FROM BOOKING DATE
• 30 DAY CANCELLATION POLICY
2 DAYS
$350
3 DAYS
$525
5 DAYS
$750
7 DAYS
$945