225 Welty st
Dubois, WY 82513
Dubois/Wind River KOA · Land For Sale · 8.02 AC

A turnkey 72-site campground on cityservices with RV, tent, and cabin lots, serving as a gateway to Grand Teton and Yellowstone National Parks. – Opportunity for the next buyer to eliminate the KOA flag by not renewing the contract after it expires, which would increase NOI by removing an expense of 25% of revenue or around $200,000 per year. The belief is that the incredible location already drives customer demand, so the KOA brand is not needed. Please see the financial analysis on page six for more details. – Further upside potential to continue raising the daily rents during the season, which runs from the last week of April to the end of October. Current ownership plans to raise the 2025 rates throughout the year as they infill demand. There is also the opportunity to keep the park open during the winter months. – The community features an extensive amenity package including a game room, indoor pool, playground, laundry facility, bathrooms, and an events stage for music. Residents also have access to other activities onsite including mini golf, fishing, chainsaw carving, pedal cars, and a gem sluice for any mining lovers. The community has a manager’s office and convenience store, as well as maintenance buildings. – The community consists of 72 total sites (60 RV, two deluxe cabins, six camping cabins, and four tent sites) plus on-site manager housing. Of the 60 RV units, 53 have full-service hook ups, including municipal water, sewer, and electrical services as well as free Wi-Fi. The other seven only have water and electrical services. Approximately 72% of the RV sites have 50-amp connections. – Subject property is attractively positioned relative to more expensive local markets like Jackson and Moran. On a nightly basis, The Virginian in Jackson can be over 100% more and Fireside Buffalo Valley in Moran can be about 40% higher. – Current Ownership has spent approximately $600K on upgrades at the property. Major items include pool resurfacing, the installation of firepits/water/electric service to tent sites, upgraded river sites to 50-amp, added a shower house, renovated the store, and more (please see the Capex detail in the online Virtual Deal Room for more details). – Fremont County is a high barrier to entry market with restrictive zoning and environmental regulations and a complex permitting process that limits the potential for any type of development, making it unlikely a new RV park would be approved.