Chris Koerner walks through his purchase of an 82-pad RV park on 28 acres in Northern Kentucky near the Ark Experience tourist site. He breaks down the deal economics, cap rate, and his plan to add 33 more pads and raise rents across the property.
$5,000,000
$3,700,000
7.75%
12 months
Origination fee 1%; broker fee 1%; closing costs 3%
Do you ever drive by an RV park and think, I wonder how much money that thing makes. Well, I'm here to tell you I'm under contract to buy this beautiful RV park in Northern Kentucky right now. And I'm going to tell you how much money it makes, how we plan to finance it, how we creatively structure deals, and how you can find parks like this as well. So this park is 16 minutes from the Ark Experience, which is a Christian tourist attraction that draws about 2 million people a year and growing like crazy. It's also 33 minutes from Cincinnati, an hour from Lexington, Kentucky and an hour and a half from Louisville. It has 82 pad size and a good mix of short and long term residents. We're paying 5 million doll for the park and we're going to borrow about 3.7 million from the bank. We'll have a 7.75% interest rate. We'll pay interest only for 12 months. The origination fee is 1%, the broker fee is 1% and the closing costs are 3%. The remaining 1.25 million we're financing ourselves and from accredited investors in our network. This park is on 28 acres and has 82 pad sites. The Ark Experience is adding a Tower of Babel attraction, more animals and more lodging. And we plan to piggyback on all that economic growth. Today this park makes about $450,000 in net profit per year, which means we're buy it at about a 9% cap rate. And a cap rate is the net operating income divided by the purchase price of the park. Over the next three years, we're going to increase rents to bring them to market. We're going to add 33 pad site which will bring the value of the park. This will be our ninth park, so we're able to manage it very affordably because we have economies of scale. We found this park off market, cold calling and cold emailing. Want to invest? See the deck right here.
