Bayou Black RV Park now for sale
Gibson, LA
Asking price
$650,000
Sites
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Cap rate
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Price / site
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About this property
Description Expandable RV Park | Gibson, Louisiana (Terrebonne Parish) Offered for sale is a 37-site RV park located in Gibson, Louisiana, just off Bayou Black Road in Terrebonne Parish. The property consists of approximately 46 total acres, including 26 usable/developed acres and approximately 20 acres of rear wetlands providing direct bayou access, natural buffering, and recreational optionality. We were just recently approached as someone would like to lease the back 20 acres. This park is permitted for 37 pads and two ponds. Currently, there is one pond and 25 pads. In addition, it was recently discovered that there are 10 original pads to the park near the back that need a little TLC, but this brings the total pad count up to 47! The property is offered as-is. Existing Improvements 25 total RV pads constructed 23 pads currently income-producing 10 pads constructed but offline 2 pads require a short (~200 ft) road extension Laundry house on site Internal road network (portion requires regrading) 10 Additional Tent Camping Sites (Supplemental Upside – Not Included in Valuation) Wastewater Infrastructure Two existing wastewater treatment plants One ~500-gallon system serving 4 pads One larger treatment system serving the remaining 33 pads plus ancillary buildings Existing systems support all currently constructed RV pads and buildings Current Operations Monthly rent: $475 per pad Currently occupied pads: 23 Stable, workforce-oriented tenant base Low-amenity operating model with modest overhead Strong demand for long-term RV housing in the Bayou Black / Gibson submarket Land Characteristics 26 acres usable/developed ~20 acres rear wetlands with direct bayou access Natural buffer, privacy, flood mitigation, and recreational access Wetlands not included in density calculations Efficient pad density on usable acreage Expansion Potential (Not Included in Valuation) Ownership has submitted an application for an additional 34 RV sites. The permit is currently under review and has not yet been approved. Any future expansion beyond the existing 37 RV pads would require additional wastewater infrastructure and amenity development, which is not included in the current offering or valuation. Investment Highlights Existing income with upside through restoration of constructed pads Deferred maintenance opportunity rather than raw development risk Strong rental rate for the submarket Large land footprint with bayou access Clear separation between current value and future expansion potential Offered As-Is Just recently had an evaluation and the number came back at 650, so I adjusted.
All details
| Asking price | $650,000 |
|---|---|
| Address | 6111 Bayou Black Drive |
| First seen | Sep 6, 2026 |
| Last verified | Sep 7, 2026 |
