Value-Add RV Park in Nephi, UT: Hospitality Upgrades + AI Ops

[Chad Ledy]

Investment Info:

Mobile home buy & hold investment.

Purchase price: $4,250,000
Cash invested: $1,500,000

Rollin’ Home RV Park off I-15 in Nephi, Utah. We’ve been executing a clean value-add: upgraded guest experience (clubhouse, gym, sauna/cold plunge, entertainment room), stronger ops (online check-in, call tracking, AI voice receptionist), and hospitality-first culture. The result is a modern, well-run park that attracts both nightly travelers and dependable long-term winter guests. I’m passionate about “investing in quality of life” assets and happy to connect with owners/operators, brokers, or LPs who are exploring RV parks, MHC, and outdoor-hospitality plays.

What made you interested in investing in this type of deal?

I invest in “quality-of-life” assets—places people actually enjoy using. RV parks fit that thesis and are fun to operate. There’s meaningful upside from hospitality upgrades and a lot of operational leverage from AI. I also lived on the road in an RV for two years, so I understand the guest perspective and fun of the community.

How did you find this deal and how did you negotiate it?

Looked at and made offers on several parks before settling on this deal. A broker colleague, Brian McDonald at Yale Advisors, brought it to me early. We moved quickly with clean terms, prioritized the seller’s timing, and focused diligence on the few variables that really drive RV park performance (seasonal mix, infrastructure, local demand). Highly recommend Brian.

How did you finance this deal?

Simple structure: personal capital plus a private partnership investor. Keeping the cap table straightforward helped us execute fast and stay aligned on the value-add plan. Bonus depreciation sweetened the deal for my investor!

How did you add value to the deal?

Hospitality upgrades: clubhouse refresh, full gym, sauna + cold plunge, entertainment room.
Ops & tech: online self-check-in, call tracking, AI voice receptionist, data-driven pricing.
Brand & experience: guest-first culture, clear communication, winterization support for long-term stays.

What was the outcome?

Year 1 performance is up roughly 15–20%, guest satisfaction improved, and we’re attracting both nightly travelers and dependable long-term winter guests. This is the blueprint I plan to replicate—goal is 10 additional parks over the next 15 years! Looking for capital partners to assist in the journey (have a 10+ cap RV deal I am looking to close on in Jan 2026 and am looking for a cap partner at around $2 million).

Lessons learned? Challenges?

Operating a larger hospitality property means building real management muscles: hiring, training, SOPs, and change management. Opted to self manage as I want to know the ins and outs. The big wins came from clarifying roles, standardizing processes, and letting data—not hunches—drive pricing and staffing.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I’m a broker with Yale Advisors and have been an agent for over 15 years. On this transaction I worked with Brian McDonald (Yale Advisors) and Yale Capital—both were excellent. I’m also the founder of Up$ide AI, an automation service business for RV parks and real-estate investors; we build 24/7 AI voice receptionists, online self-check-in, review-response and call-tracking/analytics, plus clean data pipelines that tie marketing spend to occupancy—battle-tested first at my Rollin’ Home RV Park!