Rancho Corrido Resort
14715 Highway 76, Pauma Valley, CA 92061
120 Spaces | Multifamily
Rancho Corrido RV Resort and Campground is a 120 full service site, all age, RV Resort located in Pauma Valley, California. Situated on 31.28 acres, the park is occupied year round by permanent residents and offers a host of amenities including a clubhouse with activities, laundry room, swimming pool, basketball courts, horseshoe pits, volleyball courts, playground, picnic area, a lake and a dump station. The Rancho Corrido residents live in park models, travel trailers, 5th wheels and RVs. All of the 120 sites come with full hookups and the park offers 100 AMP connections at each site. Telephone, Internet and cable TV hookups are also available. The park is also permitted for 130 tent sites, a target range and general store.
The parks infrastructure has been upgraded with a new commercial grade well, new water lines, commercial grade septic system, copper electrical wiring in conduit to all of the pedestals, leach fields, septic tanks (additional capacity) and roads. The park is currently well served but the Seller is considering negotiating a sale of the water to the local water company with a provision to supply the park with ample low cost water in perpetuity.
There are 24 park models owned by the Seller that are part of this transaction. The park is offered at $6,500,000 and the homes are available for $1,500,000. There is existing financing on the homes in the amount of $1,000,000 which may be assumable. The difference between the site rent and POH rent is not included in the financial analysis of the resort. The total price of the offering is $8,000,000. Most of these homes are attractive, wood sided coaches with pitched roofs. They are one bedroom, one bath units with a loft and rent for between $1,099 to $1,450.
The personal property inventory generates approximately $205,704 per annum in gross rent. It's approximate annual net return of $14,012 is not reflected in the CAP rate or net cash flow! Additionally, the convenience store is not in operation at this time. The manager's home site is located at the Highway 76 entrance to the resort. This double wide home sits on a large pad which could be ideal for a convenience store and park office with ample customer parking. The conditional use permit allows for a general store and the highway location is superior to the previous site in the park.