Need Help Constructing An RV Park

Mobile Home Park Investing
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Need Help Constructing An RV Park

John Leyendecker
Developer, Rehabber, Wholesaler 路 Austin, TX 路 Member since 2015 路 11 posts 路 6 votes

I have 3.48 acres on the Lower Colorado River just outside of Austin Texas. I think the best use of the land is to build an RV Park. I had an engineer to a preliminary concept site plan and we can potentially get 36 pads on it. I need help evaluating it, help on managing it and help on everything! My business partner and I are open to partnering with someone with a lot of experience. I'd feel more comfortable with someone operating in Texas. BTW, I bought both lots for $68,000 total. We have about $150,000 to $200,000 in equity in just the land so if things go south there are multiple options for exit plans. 

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J.R. Coffin
Architect 路 Providence, RI 路 Member since 2018 路 137 posts 路 55 votes
7y

I'm just starting out in RV Parks myself. Working with an investor to build out a tiny house resort in upstate NY.  I actually just listened to a bigger pockets podcast with @JeffersonLilly. Maybe he or someone on a similar show can point you in the right direction of a few pros to work with.

https://www.biggerpockets.com/blog/biggerpockets-podcast-262-600000-gross-rents-mobile-home-parks-jefferson-lilly/

https://www.biggerpockets.com/blog/2015/02/26/bp-podcast-111-unique-profitable-real-estate-niche-youve-never-considered-with-jefferson-lilly/

Also, check out this forum: https://forum.mobilehomeuniversity.com/c/mobile-home-university

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  • J.R. Coffin
    Architect 路 Providence, RI 路 Member since 2018 路 137 posts 路 55 votes
    7y

    I'm just starting out in RV Parks myself. Working with an investor to build out a tiny house resort in upstate NY.  I actually just listened to a bigger pockets podcast with @JeffersonLilly. Maybe he or someone on a similar show can point you in the right direction of a few pros to work with.

    https://www.biggerpockets.com/blog/biggerpockets-podcast-262-600000-gross-rents-mobile-home-parks-jefferson-lilly/

    https://www.biggerpockets.com/blog/2015/02/26/bp-podcast-111-unique-profitable-real-estate-niche-youve-never-considered-with-jefferson-lilly/

    Also, check out this forum: https://forum.mobilehomeuniversity.com/c/mobile-home-university

    2Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant 路 Summerlin, NV 路 Member since 2014 路 45k+ posts 路 66k+ votes
    7y
    Originally posted by @J.R. Coffin:

    I'm just starting out in RV Parks myself. Working with an investor to build out a tiny house resort in upstate NY.  I actually just listened to a bigger pockets podcast with @JeffersonLilly. Maybe he or someone on a similar show can point you in the right direction of a few pros to work with.

    https://www.biggerpockets.com/blog/biggerpockets-podcast-262-600000-gross-rents-mobile-home-parks-jefferson-lilly/

    https://www.biggerpockets.com/blog/2015/02/26/bp-podcast-111-unique-profitable-real-estate-niche-youve-never-considered-with-jefferson-lilly/

    Also, check out this forum: https://forum.mobilehomeuniversity.com/c/mobile-home-university

    check out the tiny homes my buddy is building  

    https://www.relevantbuildings.com/  

    OP pop 36 of these into your deal .. and rent by the night ??? 

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  • J.R. Coffin
    Architect 路 Providence, RI 路 Member since 2018 路 137 posts 路 55 votes
    7y

    @Jay Hinrichs Thats so cool. There is so much cool stuff happening out west. Have you seen this one? https://vagabondish.com/mexicos-recycled-concrete-tube-hotel/

    Basically I've been hired by an investor to help build out a number of "tiny house" hotel resorts in Upstate NY. But the local zoning only allows seasonal RV Parks. I've met a few towns that are open to the idea, but i'm not sure how realistic it is to partner with the building department and change the zoning. 

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  • John Leyendecker
    OP
    Developer, Rehabber, Wholesaler 路 Austin, TX 路 Member since 2015 路 11 posts 路 6 votes
    7y

    Thank you @Jillian R. Wiedenmayer and @Jay Hinrichs for the info!!! I don't think shipping containers or any short-term rentals will work in this area. The neighborhood these lots are in isn't the best and I believe clientele wouldn't be open to this. I figured on putting in base roads instead of paved. Nothing real fancy and charging $400 per month. Also, the property is on a bluff on the Colorado with no direct access to the river from the property.  The area is slowly going through the re-gentrification process. 

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  • Jay HinrichsBusiness Member
    Real Estate Consultant 路 Summerlin, NV 路 Member since 2014 路 45k+ posts 路 66k+ votes
    7y
    Originally posted by @John Leyendecker:

    Thank you @Jillian R. Wiedenmayer and @Jay Hinrichs for the info!!! I don't think shipping containers or any short-term rentals will work in this area. The neighborhood these lots are in isn't the best and I believe clientele wouldn't be open to this. I figured on putting in base roads instead of paved. Nothing real fancy and charging $400 per month. Also, the property is on a bluff on the Colorado with no direct access to the river from the property.  The area is slowly going through the re-gentrification process. 

     you have city water and sewer ??   

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  • John Leyendecker
    OP
    Developer, Rehabber, Wholesaler 路 Austin, TX 路 Member since 2015 路 11 posts 路 6 votes
    7y

    @Jay Hinrichs there is water on the street and septic system will have to be put in.

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  • Jay HinrichsBusiness Member
    Real Estate Consultant 路 Summerlin, NV 路 Member since 2014 路 45k+ posts 路 66k+ votes
    7y
    Originally posted by @John Leyendecker:

    @Jay Hinrichs there is water on the street and septic system will have to be put in.

     not sure in your jurisdiction but septic systems for RV parks out here on the West coast area big deal..

    reason is RV s have many more chemicals in their on board tanks than a normal use toilet  etc.

    I spent over 250k on a system for 40 unit RV park we had..  not saying that's what you will encounter but I sure would be talking to whoever regulates those .. and hopefully Texas is not as stringent as DEQ in ORegon.. 

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  • Alan Brown
    Rental Property Investor 路 NY MA CT VT MT, MO 路 Member since 2015 路 200 posts 路 116 votes
    7y

    Jeeeez, @Jay Hinrichs, that's good information!!  holy cow something like that could bite you in the butt.  Especially on a butte over the Colorado River.  BTW I've appreciated all your wealth of knowledge on BP over the last few years (AND the Hero's Home project).  I've spent a lot of years in MT, and if you ever need an aquisition guy in MT, let me know and I'll move back there!

    @J.R. Coffin, I'm interested in anything "tiny house"  and am currently looking for investments in Mass and NY, (or CT or VT, or MT for that matter!) so if you or your investor are looking for moral support or even capital, I've got lots of the former and a little chunk of the latter! 

    2Reply
  • J.R. Coffin
    Architect 路 Providence, RI 路 Member since 2018 路 137 posts 路 55 votes
    7y

    That sounds great @Alan Brown. It's always nice to connect with like minded individuals. I'm working with a few building departments on this right now but should have a path forward for a town we are going to move on in the next few months. Lets connect and I'll see if there is a way we can work together.

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  • Alan Brown
    Rental Property Investor 路 NY MA CT VT MT, MO 路 Member since 2015 路 200 posts 路 116 votes
    7y

    I'm in! -- I have some other friends from Brooklyn that are focused on the Newburgh area-- like @John Hickey, and am hoping to catch their next meet up.  John, sorry I missed the last one... when and where is the next?  

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  • Justin Tahilramani
    Rental Property Investor 路 Fayetteville, NC 路 Member since 2014 路 884 posts 路 670 votes
    7y

    @John Leyendecker - In my experience your two biggest hurdles are going to be zoning and on-site waste disposal (in that order). I would speak with the city/county and find out what you can and can't do. Best case scenario it's an allowed use, but more than likely it will require re-zoning or a conditional use. Additionally, you city/county will tell you what infrastructure is required - you usually don't have the option to decide that you will do gravel vs. paved/concrete - etc. Next - you need to see what type of waste treatment will be required - this can vary from relatively cheap if conventional gravity fed septic can be used to CRAZY EXPENSIVE if an engineered system is required.

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  • John Leyendecker
    OP
    Developer, Rehabber, Wholesaler 路 Austin, TX 路 Member since 2015 路 11 posts 路 6 votes
    7y

    Thanks @Justin Tahilramani and @Jay Hinrichs. I have an approxiate cost of the sewer system which is around 100K. 

    1Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant 路 Summerlin, NV 路 Member since 2014 路 45k+ posts 路 66k+ votes
    7y
    Originally posted by @John Leyendecker:

    Thanks @Justin Tahilramani and @Jay Hinrichs. I have an approxiate cost of the sewer system which is around 100K. 

     that's a very good price  we pay 20  to 40k for single home systems out our way.. :(

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  • Justin Tahilramani
    Rental Property Investor 路 Fayetteville, NC 路 Member since 2014 路 884 posts 路 670 votes
    7y

    @Jay Hinrichs - it's crazy how prices vary from state to state. I just had two new 4bd septic systems installed for $2,800 each in North Carolina. They are basic gravity fed systems - helps that we have really Sandy soils.

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  • Curt Smith
    Rental Property Investor 路 Clarkston, GA 路 Member since 2012 路 2k+ posts 路 1k+ votes
    7y

    @John Leyendecker I didn't see anyone say that your project needs to start at the county building permit office, and your local commisioner.

    No permits = no rv park.

    As Jay h mentioned re septic permitting, you have use permitting to start with.

    Counties hate mobile home and rv parks. Re taxes are at raw land, yet police is out there weekly, if perm residents there's kids in school too eating County expenses with little taxes collected to pay.

    My guess is that there's zero chance at the county to get this done

    Next idea, build a town home community then at least the courtyard gets improved land re taxes...

    Btw an rv park is a lot of work to run....

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  • Olivia Carter
    Member since 2021 路 4 posts 路 0 votes
    5y

    @John Leyendecker

    Would you mind sharing either here or via message who you reached out to for septic bids? I'm going to need to install a commercial septic in Austin ETJ as well and the estimates I'm getting are significantly higher.

    How is your project coming along? I would very much love to connect if you are up for it! We're working on something similar as well, but it sounds like we're on opposite sides of Austin, so it might be a good networking opportunity 馃槈

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