BASS LAKE RV RESORT 39744 Road 274, Bass Lake, CA Only 14 Miles to South Entrance to Yosemite 170 FHU RV Sites with 50 Amp Electric 4 Mobile Homes & 16 Park Model Cabins Large Clubhouse, Swimming Pool, Adult & Teen Clubhouses, Café, Playground, Cable TV, Wifi Seller 5% Fixed Rate Financing, 20.31 Acres $6,000,000, 7.2% Cap Rate, Tremendous Upside Taylor Grant 858.663.0880 Email: taylor@parkbrokerage.com John Grant 858 586 9400 Email: john.grant11510@gmail.com 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.
Bass Lake RV Resort Near Yosemite National Park 170 RV Sites + 4 MH + 16 Park Models Price $6,000,000 Address/City 39744 Road 274 Historical Financials See Attached Excel Spread Sheet Capitalization Rate 7.2% Total Parcel Size 20.31 Acres County Madera Age Built 1983 LOAN INFORMATION: Seller to carry a $4,000,000 1 st trust deed at 5% interest with monthly payments amortized over 30 years with a 10 years term, monthly payment $21,472.86 Est. Spendable Return 8.6% No. Spaces 170 with 4 MH & 16 PM Down Payment $2,000,000 State California Listing Salesman John Grant (858) 586-9400, Taylor Grant (858) 663-0880 Price Per Site: $35,294 PROPERTY DESCRIPTION AND RENTAL INFORMATION: One of the most desirable outdoor hospitality locations in CA adjacent to the very popular Bass Lake with boating, fishing, and recreation set at a pine tree elevation of 3,500 feet in the California foothills AND the nearest RV resort to the south entrance to Yosemite National Park. 170 full hookup RV sites with 50 amp electric service and on local water and sewer district utilities. Rental rates are $60 daily, $360 weekly, and extended stay $400/month plus elec for year round and $650/month plus elec for seasonal. 4 mobile homes with a 3 BR manager home, sales office next to store/office, and two overnight rental homes. 16 park model cabins at rental rates of $60/$70/$80 for smaller cabins, $84/$96/$106 for larger queen with bunk bed, and $144/$156/$166/$180 for 2 bedroom and 3 bedroom mobile homes. Extensive amenities with large clubhouse, adult and teen clubhouses, café with commercial kitchen, swimming pool, playground, five sets of bathrooms with three having shower facilities, campground fire pit, laundry, dog park, tent sites, cable tv, and wifi. The property in the last couple of years has been transitioning from a membership park to a public rv resort primarily through Good Sam marketing. Approximately 1,000 members at annual dues of $180-$450 plus $14.50 per night for 30 amp service and $24.50 for 50 amp service. Membership rental rates can be increased at any time and memberships can be potentially moved to a comparable membership park. EXCELLENT UPSIDE IN CONTINUING TO ADD OVERNIGHT AND EXTENDED STAY TENANCY AND INSTALLING NEW PARK MODELS AT MUCH HIGHER RATES. SEE RENTAL RATES AT YOSEMITE PINES RV RESORT. Loan Seller Total Return 11.6% Water County Sewer County NET INCOME $429,771 TOTAL ANNUAL PRIN. & INTEREST PAYMENT $257,674 EST. ANNUAL PRE TAX CASH FLOW (SPENDABLE) $172,097 PLUS PRINCIPAL REDUCTION YEAR 1 $59,015 TOTAL RETURN $231,112
BASS LAKE RV RESORT ACTUAL Year End 2015 ACTUAL Year End 2016 ACTUAL Aug 16- July 17 Broker's Proforma REVENUE New Member Dues 398 6,411 5,061 Beer & Wine 3,223 3,185 3,094 Cabin 65,244 111,223 106,113 Café & Ice Cream 11,139 9,981 7,792 Cash Over/Short 1,178 16 12 New Member Contract Sales 30,500 3,300 3,850 Electric 16,202 6,677 4,630 Laundry & Arcade 1,529 1,893 2,059 Membership Dues 312,956 286,741 318,568 Monthly -493 0-645 Propane 4,198 3,985 4,001 Coast to Coast Payments 10,614 9,676 10,231 Sales Tax 212 0-46 Site & Day Pass 128,333 224,711 238,716 Storage & Spotting 100,117 106,736 139,893 Store-Non Taxable 1,306 928 491 Store-Taxable 2,746 2,694 1,139 Transfer Fee 4,600 2,600 2,200 Property has only recently transitioned from membership RV park to open to public RV park primarily through Good Sam marketing and just started allowing extended stay tenancy a year ago. Great potential to also start Yosemite National Park marketing. TOTAL REVENUE 694,002 780,757 847,159 900,000 EXPENSES Food and Beverage 3,331 7,688 7,648 7,688 Reconciliation Discrepancies 211 0 0 0 Advertising & Marketing 20,677 7,491 9,649 9,649 Automobile 24,028 18,892 22,259 2,000 Bank Service Charges 575 2,002 1,747 1,747 Cable 5,547 5,179 5,851 5,851 Computer & Internet 1,082 1,536 2,165 2,165 Contributions 125 100 0 0 Credit Card Fees 6,353 9,720 11,503 11,503 Dues 636 448 639 639 Electric 87,437 90,959 86,572 86,572 Franchise Taxes 400 400 486 486 Fuel 3,474 4,227 6,848 0 Health Insurance 38,339 26,023 17,929 0 Insurance 14,177 12,614 14,830 14,830 Owner expense Prime solar opportunity with Shorebreak bid to zero Electric expense Owner expenses
BASS LAKE RV RESORT Internet 1,882 1,798 1,875 1,875 Legal & Accounting 5,228 5,243 843 843 Meals & Entertainment 527 1,184 1,226 1,226 Miscellaneous 0-122 0 0 NSF Checks 78 1,122 1,350 1,350 Office 3,253 2,358 3,042 3,042 Payroll 177,770 147,317 161,278 127,317 Permits & Licenses 3,612 1,815 3,088 3,088 Postage 1,341 1,453 1,395 1,395 Professional Fees 0 30,000 30,000 0 Propane 9,470 9,053 11,621 11,621 Property Tax 61,229 41,573 43,933 90,263 Rent & Lease Expenses 2,341 1,364 2,824 2,824 Rent 11,400 11,400 11,400 0 Repairs & Maintenance 7,823 19,872 7,777 7,777 Site Maintenance 59,275 105,241 103,662 25,000 Site Supplies 15,933 9,773 8,023 8,023 Telephone & Wifi 13,760 16,105 15,650 15,650 Trash 9,158 7,129 9,810 9,810 Travel 0 135 0 0 Water 3,372 3,285 3,995 3,995 WC Insurance 49,549 33,112 26,059 12,000 Some owner office payroll Owner expense New property taxes per Prop 13 Owner office Owner removed over 100 pine trees killed by bark beetle TOTAL EXPENSES 643,393 637,489 636,977 470,229 59% Expenses NET INCOME 50,609 143,268 210,182 429,771
Solar Investment Analysis: Bass Lake RV (330.2 kw DC) System Performance and Savings $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 $0 Cost Breakdown Impact on Electric Bill Current Annual Bill $102,029 Bill Savings 96% ($98,095) New Annual Bill With Solar $3,934 Energy Bill Savings Savings Year 1 Savings through Year 5 Savings through Year 10 Savings through Year 25 $98,095 $531,073 $1,176,506 $4,072,880 Investment Overview 4% Full Payback Realized in 3.49 years 96% Return On Investment 23.2% Total cost $1,028,957 Out-of-Pocket Expenditure Federal Tax Credit ($308,687) Federal Tax Credit taken in year 1 Federal Depreciation ($314,861) Federal Tax Deduction taken over 5 years State Depreciation ($106,703) State tax deduction taken over 5 years Final Net Investment $298,706 Net cost, after taxes Warranty Information Address : 39744 Road 274, Bass Lake, CA 93604 Annual Electric Expense $102,029 Current Bill $3,934 Bill w/ Solar Warranties Description 25 yr. panel production System life of 30+ years 10 yr. inverter extended warranties are available 10 yr. installation "bumper-to-bumper" system coverage 5 YEAR kwh OUTPUT SYSTEM PRODUCTION IS GUARANTEED (Performance Warranty & System Monitoring) MONITORING, MAINT. & CLEANING INCLUDED (5 years)
Yosemite Cabin Rental Rates RV Campground Rates Rental Yurt Rates https://yosemitepinesrv.com/index.php/rates 1 of 6 9/7/2017, 1:13 PM Rates shown below on this page are our 2016 rates. Rates vary by season, see below Tent Site - Basic RV Site - Prem. Back-in RV Site - Prem. Pull-Thru RV Site - Std. Back-in Rates vary by season, see below (/yosemite-cabin-yurt-camping-rvrates.html#seasondates) Luxury Cabin Premium Loft Cabin Premium Cabin Deluxe Cabin
Yosemite Cabin Rental Rates RV Campground Rates Rental Yurt Rates https://yosemitepinesrv.com/index.php/rates 2 of 6 9/7/2017, 1:13 PM Standard Cabin Basic Cabin Cozy Cabin Cozy Cabin Yurts Rates vary by season, see below (/yosemite-cabin-yurt-camping-rvrates.html#seasondates) Airstream 34' Silver Avion 34' Silver Avion 31' Boles Aero 32' Rates vary by season, see below (/yosemite-cabin-yurt-camping-rvrates.html#seasondates) Retro Silver Beach 19' Retro Silver Beach 24' Retro Riverside White Water 17' Retro Riverside White Water 19' Season rates: