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Executive Summary

This investment offer presents the future owner with the ability to effectively control lake operations in one of the most coveted areas of Texas. Only three marinas exist on this year-round 8,465-acre Corps of Engineer lake and of those three only two are public marinas. Furthermore, there currently exists only one privately owned RV park with the entitlements already in place to develop a second one at the second marina. Furthermore, no boat rentals, ship stores, or restaurants exist giving the new owner an immediate pathway to develop a number of innovative revenue streams in one of the top 15 Texas destinations (according to https://travel.usnews.com/rankings/best-places-to-visit-in-texas/).
Ways to immediately boost occupancy in both the marina and the RV park would be by developing the amenities. The floating restaurant has been vacant for over a year as the current owner chose not to lease it out or run it himself. The prior tenant did very well but purchased his own property to expand his other restaurant venue. There is also no ship store located on the lake. Building a small store with fuel will provide increased traffic to the marina while also making it easier for boat owners to enjoy their boats. Another potentially huge revenue stream would be adding boat rentals. Since complete control would be attained by the purchase of this marina package, there would be virtually no competition from outside sources allowing the owner to maximize their ROI. The boat rental industry is a $5 billion industry and is estimated to grow by 5% every year through 2025 leaving huge gains to be had on this year-round lake.
The RV park currently has 71 FHU sites and 15 water/electric but is permitted for 90 FHU RV sites and 30 cabins with the ability to expand to anywhere on the 96 acres. Utilities have been run for 22 cabin sites but there is no plan in place to complete the project. The main marina consists of several different types of boat slips, a floating restaurant, and a boat shop. Currently, there are 201 boat slips available at 87% occupancy, but the marina is allotted for 407 allowing for growth as needed.
The second site currently operates as a marina only with 46 available slips with occupancy at 78% and a total of 257 allotted with the ability to expand on 55 acres. The marina has been going through a renovation process and only recently has been bringing in new tenants. There used to be a small RV park so water/electricity/sewer are in place. The median income in a three-mile radius of this marina is $95K giving the new owner a unique opportunity to provide a highly amenitized experience for the local community. There isn't any lodging available in the immediate vicinity so switching from RV sites to a mix of RV sites and cabins will provide many decades of increasing revenue in this growing community.
For purposes of the pro forma, we made increases in revenue assuming the property will be marketed more broadly, dynamic pricing will be utilized, and added assumptions based on a small rental fleet (3 Pontoons, 2 fish/ski, and 2 jet skis) and leasing the floating restaurant at $15/sf NNN. We made modest increases to revenue for the marina and RV park assuming the increased marketing budget will correlate to increased occupancy. We also assumed a year 1 CAPEX budget of $424K for added amenities, rental fleet, and to bring septic to the remaining 15 RV sites. (Map below is not representative of location.)

Location Summary

Located within 1.5 hours of 11M people and within 0.5 hours of 734K people, this location is the perfect development space for your next investment. With over 1.5M annual visitors and $434M tourist dollars, this will be a popular Texas destination for decades to come.