22192 US Highway 271 2,808 SF Specialty Building Offered at $800,000 at a 18% Cap Rate in Spiro, OK 74959

This is a rare opportunity to acquire a proven income-producing asset with room to double returns through expansion. All Season Inn Motel & RV Park offers steady cash flow, recent infrastructure upgrades, and a prime location with rising traffic volume along Highway 271.
All Season Inn Motel & RV Park is a multi-income property ideally located on busy US Highway 271 in Spiro, Oklahoma. The site features a 10-room motel, 15 mobile homes, and a 25-space RV park on a spacious 5-acre tract. It offers stable cash flow today with substantial expansion potential, making it an excellent choice for investors or owner-operators seeking reliable, high-return income.
Purchased in February 2018, the property originally operated as a 10-room motel with a small RV park managed by on-site staff. Initial monthly income averaged about $6,000 from the motel plus additional revenue from RV tenants.
Key improvements since purchase:
• Added personally owned RVs renting for $700/month initially, later adjusted to $500–$600/month to maintain full occupancy.
• Converted motel rooms to monthly rentals at $600/month, consistently filled.
• Purchased 4–5 mobile homes to diversify income and meet local housing demand.
By 2021, the property supported 40–42 tenants, producing $23,000–$24,000 per month in gross income.
In 2022, the owner invested $40,000–$60,000 to modernize the entire electrical infrastructure. Brand-new underground wiring, breaker boxes, and panels were installed across the park, meeting all state and safety standards. Operations resumed afterward with upgraded systems and a focus on mobile home and monthly motel rentals.
Current operations (2025):
• 10 motel rooms (converted to monthly rentals)
• 15 mobile homes (all rented)
• Several RVs rented; about 15 additional RVs on-site awaiting repair or replacement for added income
Gross monthly income: approximately $20,000
Operating expenses (approximate monthly averages):
Electric $1,500
Water $400
Gas $120
Trash removal $225
Insurance (pro-rated) $600
Property tax $300
Labor & maintenance $600–$700
Total expenses: around $3,700
Net monthly profit: $11,000–$13,000
Management is simple. One on-site tenant assists with upkeep, while the owner manages advertising and rent collection remotely from Dallas through Facebook Marketplace, a free and highly effective marketing tool for motel, RV, and mobile home rentals.
Expansion potential:
• 25 total RV spaces, 15 currently idle and available to restore or replace
• Room to add 22 more mobile homes on site
• 5-acre parcel, outside city limits, with lagoon sewer system (self-treating)
• Minimal regulatory restrictions for future development
Strategic location:
• Prime visibility on US Highway 271, a major route linking to Interstate 40 via Sallisaw
• Highway widening to four lanes nearly complete, increasing traffic and exposure
• 15 minutes to Fort Smith, Arkansas
• Near Poteau, Sallisaw, and Stigler (all within 30 minutes)
• Walking distance to restaurants, gas stations, and local shops in Spiro
• Walmart stores in both Poteau and Sallisaw, about 13 minutes away