***Edit*** The bank is now receptive to a short sale. We might be able to get creative on terms for the 1st year as well to help you with lower initial cash flows. Listing price is now $1,600,000 and that is as low as the bank can go.

Cypress Landing RV Park is comprised of 9.30 acres, and it sits on the beautiful banks of Gantt Lake, a 2,700-acre lake with over 21-miles of shoreline. Water sports enthusiasts will enjoy skiing, swimming, jet- skiing, and boating on its waters, while fishermen will appreciate catching shell crackers, bream, and bass. During the winter, duck hunters can experience incredible hunts on the lake. The park sits on the outskirts of a little town called Dozier, AL. Dozier is approximately 15 miles north of Andalusia, AL (population of 8,700). There are 434,000 residents within a 60-mile radius, 2,948,000 residents within 120-mile radius, & 6,700,000 residents within 180-mile radius.

Cypress Landing RV Park is currently an independent campground and is not affiliated with a franchise or marketing provider. Cypress Landing has a 4.6 rating on Google with 137 reviews. The owners estimate that approximately 50% of their sales are derived from overnight/weekend guests, and the other 50% are from monthly guests. The rents are being raised on October 1st, 2022, and the owners say their rates are comparable to other parks in the area. The park is very much a family park and not a "party" park. The park has many retired campers, as well as families who homeschool their kids as they travel the country. Occasionally they will host workers who are working on nearby work sites.

Back-in sites are currently $37.50/night and $45.00/night on the weekend. Weekly rates of $237.50/week. Monthly rates of $565/month. Pull-through sites currently $42.50/night and $50.00/night on the weekend. Weekly rates of $267.50/week. Cabin currently $115/night and $135/night on the weekend. Weekly rate of $595.00/week.

This RV Park was constructed in 2015. Today it includes 63-total pads + 2 cabins. All 63-pads pads are full-service and offer 20/30/50-amp pedestals. Ten of the sites are pull-through. There are currently four primitive tent sites that might be best suited being converted into additional RV sites. The roads all gravel (lime rock), and the owners classifies them in good condition. The pads are concrete. The water & sewer pipes are PVC. The park is on a county water & a private septic system. The park also features two bathrooms/bathhouses, as well as a laundromat. The park also has two acres of currently undeveloped waterfront property for potential future expansion.

Cypress Landing also features a 1,470 square foot "General Store", as well as a 5,356 square foot "Barn" that is used for private parties, weddings, park social events, etc. The "barn" has a bride's room, kitchen, bathrooms, and band stand. Cypress Landing also has a boat launch where they rent pontoon boats & pedal boats for guests to use. They also allow outside kayakers and boat owners access to the lake for a small fee. The park also has a gas pump on the water that might be the only one on Gantt Lake at the present time. The RV Park also features a playground for younger campers, a 1/2 court basketball court, corn hole...and in the summer they roll out a fun water slide for the kids too!

Cypress Landing is owned by an out-of-state developer who is involved in multiple business ventures and is wanting to slow down. The owner has not been highly involved in the day-to-day management of the park. The current manager lives on the premises in their own RV as there are not any living facilities on the property at the present time. The property also has a nearby maintenance man to handle the occasional needs of this newer facility. It is believed that the managers and maintenance man will both want to stay on for the next ownership group should it be purchased by a non-owner operator.

As Cypress Landing is only seven years old there isn't much to be done in the way of capex. Over the past 3-5 years the owners have built the barn, deepened the lake around the docks and shoreline of the property, built a small pavilion by the lake, poured concrete pads at all sites, planted 60 trees, installed a horseshoe pit, and added two (02) 25-foot pontoon boats for rent.

This beautiful park unfortunately has not reached its potential with respect to the number of guests that it can accommodate. The occupancy report (which can be found in the rent roll in this OM) shows the park operating at less than 40% occupancy for the past 12-months. The owners have told me that they have "struggled with the marketing" of this park. In the opinion of the listing agent the park has a quality website and online reservation system, however it might benefit greatly from becoming an affiliate with a national campground franchise. The 12-month occupancy report shows an increase in comparison to the EOY 2021 financials.
Jon Fisher is an Alabama Qualifying Broker under License #000134713–0. MR. LANDMAN, LLC is an Alabama Real Estate Company License #000135326-0.