Prime Sportfishing Investment Featuring 3 Acres of Development Land
Louisiana
Asking price
$1,799,000
Sites
—
Cap rate
—
Price / site
—
About this property
Additional info and photos: https://www.parksandplaces.com/louisiana-fishing-lodge-rv-park-for-sale-on-6-acres-3336982/ This established 6-acre coastal Louisiana lodging property offers a unique investment opportunity in a world-renowned fishing and hunting destination. Operating for over two decades, the business features 8 guest lodges, owner’s quarters, and limited RV sites, catering to a mix of recreational tourists and industrial contractors. With city water and a sewer system designed for future growth, the property includes 3 acres of vacant land perfect for adding more units or expanding into the offshore charter market. Investment Highlights Niche Market Dominance: The only regional facility providing lodging for both independent charter groups and industrial contractors. Development Ready: 3 acres of included vacant land and an oversized sewer system allow for immediate expansion. Proven Longevity: 23 years of operation with high client retention and established digital booking channels. High-Capacity Hub: Features a central 2,100 sq. ft. lodge designed for large group entertaining and corporate retreats. Robust Facilities: Includes a professional-grade waterfront fish cleaning station and in-cabin laundry for all guests. Buildings The property features a diverse collection of well-maintained structures, led by a 2,100 sq. ft. central lodge used for dining and recreation. Guest accommodations consist of eight lodges ranging from two to five bedrooms, several of which have received recent interior renovations. Support structures include an owner’s residence, a 648 sq. ft. maintenance shed, and a specialized waterfront cleaning facility for fish and game. Area Attractions Located in a premier destination for Gulf Coast outdoor recreation, the area is famous for world-class inshore and offshore fishing, seasonal waterfowl hunting, and eco-tourism. The local economy is further bolstered by its proximity to major river commerce and industrial hubs, while remaining within easy driving distance of a major historic metropolitan center. LOUISIANA COOPERATING BROKER : KRISTEN ZIMMERMAN BROK.995703231-ACT
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 | $1,799,000 |
|---|---|
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
| Source last changed | Sep 23, 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 23, 2026Price reduced$1,950,000 → $1,799,000
- Sep 23, 2026Price reduced
- Sep 6, 2026First seen by UnitListed
