Off-Market | 50-Pad Stabilized RV Park | Seller Financed | 9% Cap | Quanah, TX |

Bringing an off-market, seller-financed RV park acquisition to the table. Brand new construction, fully stabilized, zero lease-up risk. This is not a turnaround — it's a cash-flowing asset from day one with built-in financing.

The Property:
50-pad stabilized RV park on ~15 acres in Hardeman County, Texas. New construction — opened ~May 2026. 100% occupied with a 60+ person waitlist. Municipal water and aerobic sewer confirmed on all 50 pads. Includes a 2,800 SF main house and a 1,200 SF guest house (~$7,000/mo rental upside not included in underwriting).

The Numbers:

• Total Purchase Price: $4,700,000
• Cash Down Payment: $2,700,000
• Seller Carry Note: $2,000,000 at 3.3% fixed — interest only
• Monthly Payment to Seller: $5,500/mo
• Balloon: 7 years
• Prepayment Penalty: None
• Cap Rate: 9.0%
• Gross Monthly Income: $50,000
• Conservative NOI: $422,800 (29.6% expense ratio)
• Annual Debt Service: $66,000
• Estimated Cash-on-Cash Return: ~13.2% on cash invested
• Occupancy: 100% — 60+ person waitlist
• EMD: $30,000 (refundable during due diligence)
• Due Diligence: 35 days
• Close Timeline: 50 days total

Why This Deal:
This is one of only two RV parks in Quanah with municipal water rights — drought restrictions have locked out new competition. That's not a feature, that's a moat. The park hit full occupancy within 30 days of opening and has maintained a 60+ person waitlist since. Zero deferred maintenance. Zero lease-up risk. Turn-key from close.

Hardeman County sits in the path of north Texas data center and AI infrastructure investment, which is driving sustained workforce housing demand across the region.

What Makes the Terms Work:
$2M seller carry at 3.3% interest-only with a 7-year balloon and no prepayment penalty. Your annual debt service is $66,000 against $422,800 in NOI — that's a 6.4x debt service coverage ratio on the carry note. You're cash-flowing from day one with a significant spread, and you have 7 years to refinance, pay down, or sell at a premium.

What's Included:

• 50 fully occupied pads (30/50 amp full hookups)
• 2,800 SF main house + 1,200 SF guest house
• On-site laundry facility
• All infrastructure, improvements, and personal property
• Municipal water accounts (transferable)
• FEMA Zone C — no flood insurance required

Who This Is For:
Cash buyers or partners with $2.7M+ liquidity looking for a stabilized, cash-flowing RV park with built-in seller financing, a competitive moat, and zero capital requirements at acquisition. Also a strong candidate for 1031 exchange buyers (cash down portion qualifies).

Serious inquiries only. Proof of funds required for data room access. Closing through Independence Title, Fort Worth.

Austin Beverly
Managing Partner — ABIS Acquisitions LLC
📧 [email protected]
📞 678-270-1095