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
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
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 | $2,300,000 |
|---|---|
| Sites | 50 |
| Price per site | $46,000 |
| Cap rate | 11.60% |
| NOI | $150,000 |
| Year built | 2006 |
| Address | 4290 Road |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 16, 2026 |
Before you call the broker
6 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
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
Net operating income — 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.
- Oct 19, 2026Status changedactive → stale (source absence)
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
