Canal Front Oasis - Unit 23 - Paradise Found RV Resort
Theodore, AL
Asking price
$169,900
Sites
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Cap rate
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Price / site
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About this property
Welcome to Unit 23 at Paradise Found RV Resort—an exceptional Presidential waterfront site offering both comfort and premium positioning within the resort. This oversized lot features added parking space and a beautifully constructed gazebo already in place, creating the perfect setup for entertaining, relaxing, or maximizing rental appeal. Enjoy tranquil canal-front views with a direct line of sight toward the opening into Fowl River, providing a peaceful waterfront atmosphere with gentle breezes and scenic surroundings. Whether you’re enjoying your morning coffee or winding down at sunset, this site delivers a true coastal lifestyle experience. As a Presidential lot, Unit 23 offers enhanced size and positioning, making it ideal for larger rigs and those seeking a more private, upscale feel within the resort. With improvements already completed, this is a turnkey opportunity for personal use or inclusion in the resort’s rental program. Located within Paradise Found RV Resort—Mobile County’s premier waterfront RV destination—owners and guests enjoy access to resort-style amenities including a pool, hot tub, fitness center, pickleball courts, and more. Don’t miss your chance to own a ready-to-enjoy waterfront site with upgrades already in place in one of the Gulf Coast’s most unique RV resort communities.
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $169,900 |
|---|---|
| Address | 11551 Dauphin Island Parkway |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
Before you call the broker
8 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Site count and hookup mix — not disclosed
How many sites are there, and how many are full-hookup, partial or tent?
Full-hookup sites earn a multiple of what a tent site does. The count alone does not tell you the income.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
