Liberty, TX RV Resort, Mobile Home Park & Self-Storage Portfolio
Liberty, TX
Asking price
$5,695,000
Sites
94
Cap rate
8.20%
Price / site
$60,585
About this property
The advertised 8.2% cap rate is based on actual trailing -12 month gross income and adjusted operating expenses, including customary underwriting allowances. It reflects current, below-stabilized occupancy and does not include projected revenue from future RV site or self-storage lease-up. Potential lease- up income is not included in the advertised NOI or cap rate. Rare opportunity to acquire a diversified RV, mobile home, and self-storage portfolio in Liberty, Texas. The offering consists of two properties totaling approximately 22.35 acres and includes a combined 94 RV sites, 53 mobile home sites, 42 drive-up self-storage units, and multiple additional income-producing improvements. The properties are offered as a portfolio; however, the seller will consider offers for either property individually. Highway 90 RV Resort & Storage is situated on approximately 7.28 acres with prominent frontage along Highway 90. The property includes 89 full-hookup RV sites with 30/50-amp service, park-owned RV units included in the sale, 42 drive-up self-storage units, a commercial laundry facility, restrooms and showers, a pet area, pull-through sites, a pond with fountain, and an equipment/storage building. A currently vacant onsite four-bedroom, two-bath residence offers potential for additional rental income, onsite management, or another permitted use. The property is served by public water and sewer. The RV and self-storage property represents the primary value-add component of the portfolio. The RV sites are currently operating below 50% occupancy, and the storage units remain in lease-up, providing an opportunity to increase revenue through improved marketing, operational management, tenant retention, and continued occupancy growth. A purchaser should also anticipate additional capital investment to address property improvements and support the asset’s stabilization and long-term performance. The scope, timing, and cost of any capital improvements should be independently evaluated by prospective purchasers. Liberty Mobile Home & RV Park encompasses approximately 15.07 acres and includes 53 mobile home sites and five RV sites. The property provides an established income base together with opportunities to fill available units or spaces and enhance operations. Tenants are responsible for utilities, and the property is served by well and septic systems. 45 park-owned mobile homes. Together, the properties generate revenue from RV site rentals, mobile homes and lot rentals, park-owned RVs, self-storage, laundry operations, and the onsite residence. The combination of an established mobile home park and a value-add RV and self-storage property provides diversified income with potential operational and lease-up upside. The portfolio is located in Liberty, Texas, with access to Highway 90 and the greater Houston market. The two properties are approximately 10 miles apart, supporting convenient shared management and operational oversight while serving distinct residential and RV tenant segments within the Liberty area. Gross income reflects the combined trailing-12-month operating history provided by the seller. Adjusted NOI includes underwriting allowances for certain customary expenses that may not be fully reflected in the historical operating statements, including management, repairs and maintenance, administrative, legal, advertising, grounds maintenance, licensing, and related expenses. All financial information, rent rolls, occupancy figures, acreage, site counts, utilities, improvements, property conditions, capital-expenditure needs, and projections are provided for marketing purposes only, are believed reliable, but are not guaranteed. Prospective purchasers should independently verify all information, inspect the properties, evaluate anticipated capital requirements, and complete their own financial and operational due diligence.
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 | $5,695,000 |
|---|---|
| Sites | 94 |
| Price per site | $60,585 |
| Cap rate | 8.20% |
| Year built | 1964 |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
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 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.
