Shady Oaks RV Resort | 50 Sites + 18 Cabins | Seller Financing Available
Sawyer, OK
Asking price
$2,300,000
Sites
50
Cap rate
11.60%
Price / site
$46,000
About this property
Description PRICE IMPROVEMENT - UPDATED SELLER FINANCE OPTIONS Shady Oaks RV Resort presents a diversified RV and cabin hospitality investment with in-place cash flow and a clearly defined path to significant NOI growth through operational optimization. The property generated approximately $150,000 in NOI in 2025 under absentee ownership, with average occupancy of approximately 66%. Current occupancy is approaching full capacity at over 90%. Through active management, expense optimization, and rate alignment, the asset is projected to achieve $250,000-$260,000 stabilized NOI. An on-site owner-operator could further increase income through payroll optimization. PROPERTY OVERVIEW - 50 full hook-up RV sites - 18 cabins - 4,000 SF guest lodge (5 bed / 4 bath) - Backyard Retreat, Bunkhouse, and Studio units - 27 on-site storage units - Laundry facilities and bath house - Fishing pond and guest amenities - Shop building for equipment storage The layout supports a mix of nightly, weekly, and extended-stay guests across multiple demand segments. VALUE-ADD OPPORTUNITY (currently absentee-operated) - Transition to owner-operator model (payroll optimization: +$50K-$60K) - Utility metering implementation (estimated +$35K-$45K NOI impact) - Occupancy stabilization to 80% (+$20K-$30K) - Rate optimization across RV and cabin units FINANCIAL SUMMARY - 2025 Gross Revenue: $417,500 - In-Place NOI: $150,000 - Proforma Revenue (80% Occupancy): $485,000 - Stabilized NOI Potential: $250,000-$260,000 - Pro-Forma Cap Rate: 10.27% Seller financing will be considered for qualified buyers and structured to support operational transition and refinance. Qualification criteria include substantial buyer equity contribution, demonstrated financial capacity, and submission of a defined management and operational plan. Brokered by Rise Above Realty Contact Jeremy Parks for details 405.906.9089 | jeremy@riseabovere.com
All details
| Asking price | $2,300,000 |
|---|---|
| Sites | 50 |
| Price per site | $46,000 |
| Cap rate | 11.60% |
| NOI | $150,000 |
| Year built | 2006 |
| Address | 1083 N 4290 Road |
| First seen | Sep 6, 2026 |
| Last verified | Sep 7, 2026 |
