Live Oak Lake
1445 Spring Lake Road Waco TX 76705
List Price
7.25 %
Cap Rate
Property Features
  • 5.16 acre, fully fenced and gated, secluded property with small lake and amazing scenery and wildlive. Multiple magnificent mature Live Oak trees throughout.
  • 7 Scandinavian designed modern cabins ranging in size from 470-550 square feet. Smart home enabled, luxury amenities, appliances, finishes throughout. Connected with asphalt network of roads, trails. Luxurious, private hot tubs at each cabin.
  • Commons area complete with fishing dock, kayak and paddle boards for guest use, state of the art container pool with 10’ glass window, a pergola with picnic tables, grill, swing set, stone patio with fire pit & lounge chairs, lawn space for small weddings, etc.
  • Self contained commercial laundry/storage operations facility onsite.
Business Features
  • 85K highly engaged Instagram followers (and growing rapidly, in addition to ~10K more followers on FB/TikTok/YouTube)
  • Hundreds of 5-star reviews on independent review platforms like Google, FB (in addition to ~500 5-star Airbnb reviews)
  • Amazing booking website attracting ~40-50K views each month (
  • 60-70% of all bookings are direct!
  • Growing email list with 43K people receiving robust email automation and campaigns.
  • In-house software stack and personnel in place is extremely efficient and better incentivized to manage the property than traditional property management companies would be.
  • Hostaway is our Property Management software. View it as the “hub” of operations. It includes a booking engine (plug in for our website) which facilitates all direct bookings. It facilitates all guest communications, including automated messaging and reviews. Cleaners use it to manage turnovers. Maintenance uses it to coordinate access. Integrates with Stripe to collect all direct and VRBO payments.
  • Operto integrates with Hostaway and manages the smart home devices: WIFI, door locks, thermostats, noise monitors, etc. It knows when each reservation is and adjust all of the above accordingly. HUGELY effective/efficient.
  • Wheelhouse is our pricing engine which integrates with Hostaway. In place is a highly effective pricing strategy which optimizes occupancy/revenue.
Further Thoughts
  • Live Oak Lake currently operates with very few ancillary income streams (birthday/romance package, pet fees, early check-in fees, robe fees, and firewood stack). Adding additional streams of revenue will benefit both the guest and increase the value of the property. Prospective buyers should consider adding a WooCommerce or similar portal to sell ancillary revenue adders at the point of the online reservation to capture additional revenue.
  • Building an enclosed venue while increases the marketability of the property for weddings and retreats.
  • Introducing F&B service to the property equates to people staying on the property longer and increasing REVPOS.
  • Other revenue streams could include bike rentals, meal service, BBQing/cooking classes, local artists and musicians, and bundled rate packages.
Waco, TX
  • Waco is home to several popular tourist destinations including: the Magnolia Silos, Union Hall, Cameron Park, Cameron Park Zoo, Homestead Heritage, McLane Stadium, Waco Mammoth National Museum and many other local attractions.
  • Waco is a 1.5 hour drive from Austin and DFW and only 3.5 hours from Houston, Abilene, and San Antonio, making it a popular destination for nearly 2 million people annually.
Peter Meyer
(713) 320-9651
Lic: 0531067
David du Menil
Director - Texas
(254) 242-8129
Lic: 9012050