Waterfront Views! Unit 246 - Paradise Found RV Resort
Theodore, AL
Asking price
$119,900
Sites
—
Cap rate
—
Price / site
—
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
- $7,194
- A 8% cap rate at this asking price
- $9,592
- A 10% cap rate at this asking price
- $11,990
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.
No listing in RV parks on UnitListed discloses a cap rate, so there is no disclosed range to compare this screen against.
SBA lenders approved a median of $562,000 for this asset class in this state, across 9 loans — more than this listing is asking.
SBA figures are loan amounts approved, not sale prices — a loan covers only the financed part of a purchase, and most acquisitions are financed conventionally and never appear here. They describe what lenders committed to comparable businesses in this county, not what this property is worth.
About this property
Experience waterfront RV living at Paradise Found RV Resort with Unit 246 and 40' x 75' waterfront RV site positioned along the mouth of Fowl River. With its generous lot size and beautiful open-water views, this site offers the perfect opportunity to create your own private Gulf Coast retreat. The larger 40' x 75' footprint provides plenty of room for your RV while still leaving space to design an outdoor living area tailored to your lifestyle. Imagine relaxing outside with views of Fowl River, gathering around a firepit in the evenings, adding a gazebo or outdoor kitchen, or simply enjoying the breeze and waterfront scenery from your own site. Whether you're searching for a personal vacation getaway, a place to enjoy extended stays on the Alabama Gulf Coast, or an investment opportunity within Paradise Found RV Resort, Unit 246 offers an exceptional combination of space, waterfront views, and resort-style living. Paradise Found RV Resort amenities include: • Resort-style swimming pool & hot tub • Modern bathhouse with private shower suites • Full fitness center • Arcade & game room • Golf simulator lounge • Pickleball, basketball & sand volleyball courts • Dog parks • Laundry facilities • Community gathering spaces & live entertainment events • Waterfront views throughout the resort • Full hook-up concrete RV sites with water, sewer & 20/30/50 amp power Located just minutes from Dauphin Island, Mobile Bay, local restaurants, marinas, fishing, boating, and Gulf Coast attractions, Paradise Found RV Resort gives owners the opportunity to enjoy the waterfront lifestyle while still being convenient to everything the area has to offer. Unit 246 stands out with its oversized 40' x 75' dimensions and beautiful views overlooking the mouth of Fowl River — giving you the space and setting to make this waterfront site your own.
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 | $119,900 |
|---|---|
| Address | 11551 Dauphin Island Parkway |
| First seen by UnitListed | Sep 21, 2026 |
| Source page last checked | Sep 21, 2026 |
| Source last changed | Sep 21, 2026 |
Trade area · Mobile, AL
6 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.
Mobile, AL has 4 rv parks and campgrounds recorded by Census across 413,162 residents — about 103,291 people per facility.
- Mapped competitors within 25 miles
- 49
- Residents per competing facility
- 103,291
- Renter-occupied housing
- 35.1%
- Median SBA loan approved, this asset class
- $562,000
- SBA loans in this industry that charged off
- 0%
- FEMA composite risk rating
- Relatively High
OpenStreetMap contributors · current
US Census County Business Patterns + ACS · 2022 · county level
US Census ACS 5-year, table B25003 · 2023 · county level
SBA 7(a) and 504 FOIA loan disclosures · FY2011-FY2025 · state level
SBA 7(a) and 504 FOIA loan disclosures · FY2011-FY2025 · state level
FEMA National Risk Index · 2025 · county level
SBA figures are loan amounts approved, not sale prices — a loan covers only the financed part of a purchase, and most acquisitions are financed conventionally and never appear here. They describe what lenders committed to comparable businesses in this county, not what this property is worth.
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
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 21, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 21, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
