D'Arbonne Point RV Resort & Cabins
Farmerville, LA
Asking price
$2,800,000
Sites
25
Cap rate
—
Price / site
$112,000
What it would have to earn
This listing does not publish an NOI, so its return cannot be computed. These are the figures it would need to hit at the asking price — a screen to take to the broker, not a claim about the property.
- A 6% cap rate at this asking price
- $168,000($6,720/site)
- A 8% cap rate at this asking price
- $224,000($8,960/site)
- A 10% cap rate at this asking price
- $280,000($11,200/site)
Annual net operating income, before financing. Cap rates vary by asset class and market; these three are a range to screen against, not a market rate for this property.
Across 123 RV parks listings that do disclose one, cap rates run 7.35%–10.50% (median 9.00%). 8% sits inside that range. These are asking-price disclosures from this inventory, not verified sale comparables.
Add financing and run the full numbers →About this property
MR. LANDMAN is pleased to exclusively offer D'Arbonne Pointe RV Resort & Cabins, a waterfront RV and cabin resort situated directly on Lake D'Arbonne near Farmerville, Louisiana. Offered at $2,800,000, the property features 25 full-service RV sites, five upscale cabins, a swimming pool and bathhouse, boat ramp, extensive pier improvements and direct access to one of northern Louisiana's premier recreational and fishing destinations. The property was appraised for $2,900,000 in the summer of 2026 and is being offered below its reported appraised value. Ownership will also consider seller-financing proposals on a case-by-case basis. D'Arbonne Pointe encompasses approximately 6.45 acres including portions extending into Lake D'Arbonne, with approximately 3.11 acres of assessed commercial upland. The property is located within a flood zone, and current ownership maintains flood insurance. Developed in 2014, the resort contains 25 full-service RV sites, all with 30- and 50-amp electrical service. Ten sites offer direct water views. There are no pull-through sites or primitive tent sites, and all 25 sites are currently operational and capable of accepting guests without identified repairs or improvements. The property is served by municipal water and sewer. Underground sewer lines are PVC, while water lines consist of a combination of PEX and metal piping. Interior gravel roads are reported to be in excellent condition. Electricity is currently included in guest rates rather than separately billed. Ownership estimates approximately 90% of guests are overnight/weekend visitors and 10% are monthly guests. Rates were increased in September 2026 for the first time in approximately four years. D'Arbonne Pointe includes five beautifully furnished, higher-end cabins, each containing approximately 784 SF, providing approximately 3,920 SF of enclosed cabin accommodations. Current cabin rates are approximately $225 per night. Recent improvements include new furniture in several cabins and replacement refrigerators. Resort amenities include a 20' × 40' swimming pool with adjacent bathhouse, boat ramp and extensive waterfront pier system. Ownership recently replaced the pool liner and pump. Ownership believes there may be room for several additional RV sites and/or another cabin. A large existing pier area may also provide an opportunity for an additional waterfront amenity such as a covered pavilion for weddings and events or potentially over-water lodging, subject to applicable governmental approvals. D'Arbonne Pointe's location directly on Lake D'Arbonne is central to its appeal. The approximately 15,000-acre lake features more than 100 miles of shoreline and is nationally recognized for its crappie fishing, attracting recreational anglers and major fishing tournaments from well beyond northern Louisiana. Lake D'Arbonne has hosted national crappie championships drawing competitors from numerous states, creating a tourism base extending far beyond the immediate Farmerville market. Other area demand generators include fishing tournaments and tours, boat races, the Louisiana Watermelon Festival and the annual fireworks celebration. Immediately adjacent to the resort is Rhett's Tails & Shells, one of the area's largest restaurant and outdoor entertainment destinations, offering dining, concerts, crawfish boils, volleyball, cornhole and other events. Walmart is located approximately three miles from the property. Monroe/West Monroe and Ruston provide nearby regional services, while Shreveport-Bossier City, Alexandria, Lafayette, Baton Rouge and Jackson, Mississippi are among the larger population centers within approximately 200 miles, providing a substantial regional drive-to customer base. D'Arbonne Pointe is currently owner-managed and has no dedicated owner or manager living quarters. An onsite tenant receives a monthly rent discount for assisting with routine matters when ownership is away.
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 | $2,800,000 |
|---|---|
| Sites | 25 |
| Price per site | $112,000 |
| Address | 147 Old Highway 15 |
| First seen by UnitListed | Oct 3, 2026 |
| Source page last checked | Oct 3, 2026 |
| Source last changed | Oct 3, 2026 |
Trade area · Union, LA
3 of 6 availableContext about the county from the public record — not from the seller, and not a valuation. The seller's own figures are shown separately above and are never mixed with these.
Census records no rv parks and campgrounds in Union, LA, a county of 20,914 residents.
- Mapped competitors within 25 miles
- 4
- Residents per competing facility
- —
- Renter-occupied housing
- 23.9%
- Median SBA loan approved, this asset class
- —
- SBA loans in this industry that charged off
- —
- FEMA composite risk rating
- Relatively Low
OpenStreetMap contributors · current
Census records no rv parks and campgrounds establishments in this county, so there is no ratio to compute. That can mean an unserved market or a county too small for Census to disclose.
US Census County Business Patterns + ACS · 2022 · county level
US Census ACS 5-year, table B25003 · 2023 · county level
Only 4 loans recorded — too few to publish a median. The count is shown instead.
SBA 7(a) and 504 FOIA loan disclosures · FY2020-FY2022 · state level
Only 4 loans on record; a default rate over that few is noise.
SBA 7(a) and 504 FOIA loan disclosures · FY2020-FY2022 · state level
FEMA National Risk Index · 2025 · county level
Sources: US Census Bureau (County Business Patterns, American Community Survey), US Small Business Administration 7(a)/504 loan disclosures, FEMA National Risk Index, and © OpenStreetMap contributors. Public records describe a county, not this property.
Before you call the broker
7 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.
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
Site count and hookup mix — 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 Oct 3, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Oct 3, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
