Cookson Resort For Sale

<p>Discover a rare opportunity to acquire a premier 2-park manufactured housing portfolio in the Tulsa metro, offered at $10,950,000.​ Together, the communities total 117 sites with 100% occupancy, 89 park-owned homes, and an average home age of 2017–2018, creating a strong blend of stability, modern inventory, and upside.​ <strong>Trails End – 27701 E.​ Admiral Pl.​, Catoosa, OK</strong> features 71 sites in a peaceful, heavily treed setting just 5 minutes from Tulsa proper and 8 minutes from Hard Rock Casino.​ This all-age community offers near-new asphalt streets, 100% occupancy, 57 park-owned homes, an office, maintenance garage, and additional shed income.​ <strong>Leisure Estates – 1501 W.​ Dupont St.​, Claremore, OK</strong> includes 46 sites in the heart of Claremore, approximately 20 minutes from Tulsa.​ This all-age community offers 91% occupancy, exceptional asphalt streets, and 32 park-owned homes in a highly accessible suburban location.​ With average in-place rents of $516, projected rent growth, and pro forma combined NOI of approximately $842,239, this portfolio delivers immediate cash flow, quality infrastructure, and long-term upside in one of Oklahoma’s strongest workforce housing markets.​</p>

<p>BEST RV PARK IN OKLAHOMA!</p><p>Occupancy: 54% average occupancy in 2025.​ From November 2022 to November 2024, the primary I-40 bridge providing access to the park was closed for construction of the new General Thomas P.​ Stafford Bridge.​ This significantly impacted occupancy, as the nearest access points required detours of approximately 4 miles west or 7 miles east.​ </p><p>Location: Located 50 miles west of Oklahoma City along I-40, the park offers direct access to the state’s largest metro (pop.​ 1.45M).​ Weatherford (pop.​ 12,076) sits at the intersection of I-40 and Route 66 and is home to Southwestern Oklahoma State University (4,500 students).​ The property is positioned on the east side of the city, closest to OKC, just behind established commercial frontage along I-40.​</p>

<p>This immaculate RV Resort has 128 full hookup sites with concrete pads,<br>all paved roads, and a 10/10/10 rating by Good Sam.​ It is just <a href="1.5" target="_blank">1.5</a><br>miles away from the 5700-acre Lake Murray, a few miles from the<br>Win-star World Casino & Resort, and just one mile from Lake Murray<br>Golf Course.​<br>Size: Approx.​ 78.47 acres of land with room for expansion.​</p><p><br>Sites: 128 full hookup sites with 90 pull-thru sites and 38 back-in sites.​<br>Of the 38 back-in sites, 15 are standard back-in, 17 deluxe back-in,<br>and 6 premium back-in sites.​ All sites have 30/50 amp electric and a<br>110 outlet, concrete pads with grass yards, a patio with picnic tables,<br>free Wi-Fi and cable TV.​ 90 big rig friendly pull-thru sites are<br>75’x15’.​ The 38 back-in sites are 55’x12’ or larger.​</p><p><br>Clubhouse: The clubhouse houses the office, a nice gathering room with fireplace<br>for individual guests, rally functions or special events.​ An exercise<br>room can be assessed from the outside of the Clubhouse 24/7 also.​<br>The swimming pool is located directly behind the Clubhouse.​</p><p><br>Amenities: Resort style swimming pool.​ A four-acre fishing lake with fire pits<br>along the lake for guests.​ Laundry room facility and men’s and<br>women’s restrooms/showers (which is also the park’s storm shelter).​<br>Large dog park.​ Propane station.​ On-site RV and boat storage.​<br>Playground.​</p><p><br>IMPORTANT! Employees, residents and others do not know the property is<br>for sale.​<br>Do not go to the property without first calling Baehre Real<br>Estate, LLC.​ The property will be shown to QUALIFIED<br>PARTIES ONLY.​ <br><a href="https://rvparksforsale.com/buyer-inquiries/" target="_blank">https://rvparksforsale.​com/buyer-inquiries/</a></p>

Rare opportunity to acquire one of Grand Lake's premier waterfront investment properties! Blue Bluff Harbor Marina & Mobile Home Resort encompasses approx 22+ acres with an impressive 2,415+ feet of shoreline, offering exceptional income potential today & tremendous opportunities for future expansion.​ This established waterfront destination features 45 covered boat slips, 45 leased mobile home spaces, 5 courtesy boat slips, a dedicated fishing dock, swim dock, & onsite boat launch creating a full-service lakefront experience for residents & visitors alike.​ The property also includes 13 rental cabins, an operational café, community building, office facilities, & restroom facilities, providing diverse revenue streams & year-round appeal.​ Guests enjoy convenient access to Grand Lakes world-class boating, fishing, recreation, & entertainment destinations.​ With substantial undeveloped acreage remaining, investors will appreciate the opportunity to expand existing operations through additional RV sites, cabins, boat storage, marina facilities, vacation rentals, or other waterfront amenities.​ The combination of extensive shoreline, established infrastructure, multiple income sources, & expansion potential makes this a truly unique offering in one of Oklahoma's most sought-after lake markets.​ Whether you're seeking a marina investment, hospitality venture, waterfront development opportunity, or a legacy property on Grand Lake, Blue Bluff Harbor Marina & Mobile Home Resort offers the scale, location, and upside rarely found in today's market.​ Call and schedule a time to view this property!

<p>PRICE IMPROVEMENT! </p><p></p><p>SELLER FINANCE OPTIONS included in the due diligence section.​</p><p></p><p>Shady Oaks RV Resort presents a diversified RV and cabin hospitality investment with in-place cash flow and a clearly defined path to significant NOI growth through operational optimization.​</p><p></p><p>The property generated approximately $150,000 in NOI in 2025 under absentee ownership, with average occupancy of approximately 66%.​ Current occupancy is approaching full capacity at over 90%.​ Through active management, expense optimization, and rate alignment, the asset is projected to achieve $250,000–$260,000 stabilized NOI.​ An on-site owner-operator could further increase their income through maximizing payroll optimization.​</p><p></p><p>This offering provides a rare opportunity to acquire a scaled outdoor hospitality asset with multiple revenue streams and immediate upside through improved operations.​</p><p></p><p>Property Overview</p><p>The property includes:</p><ul><li>​50 full hook-up RV sites</li><li>​18 cabins</li><li>​4,000 SF guest lodge (5 bed / 4 bath)</li><li>​Backyard Retreat, Bunkhouse, and Studio units</li><li>​27 On-site storage units</li><li>​Laundry facilities and bath house</li><li>​Fishing pond and guest amenities</li><li>​Shop building for equipment storage</li></ul><p>The layout supports a mix of nightly, weekly, and extended-stay guests across multiple demand segments.​</p><p></p><p>Value-Add Opportunity</p><p>The property is currently operated under an absentee ownership structure, creating immediate opportunities to increase NOI through:</p><ul><li>​Transition to owner-operator model (payroll optimization: +$50K–$60K)</li><li>​Utility metering implementation (estimated +$35K–$45K NOI impact)</li><li>​Occupancy stabilization to 80% (+$20K–$30K)</li><li>​Rate optimization across RV and cabin units</li></ul><p></p><p>These improvements support a clear path to stabilized NOI of $250K–$ 260K.​</p><p></p><p>Financial Summary</p><ul><li>​2025 Gross Revenue: $417,500</li><li>​In-Place NOI: $150,000</li><li>​Proforma Revenue (80% Occupancy): $485,000</li><li>​Stabilized NOI Potential: $250,000 – $260,000</li></ul><p></p><p>Seller financing will be considered for qualified buyers and structured to support operational transition and refinance.​</p><p></p><p>Qualification criteria include:</p><ul><li>​Substantial buyer equity contribution</li><li>​Demonstrated financial capacity</li><li>​Submission of a defined management and operational plan</li></ul><p></p><p>Detailed financials, rent roll, and supporting documentation available upon execution of a confidentiality agreement.​</p>

<p><span style="color: rgba(34, 34, 34, 1)">Positioned directly on highly traveled Highway 69, this unique income-producing property features 16 motel rooms</span><strong style="color: rgba(34, 34, 34, 1)">, 10 RV sites, and 4 tiny homes</strong><span style="color: rgba(34, 34, 34, 1)">, offering multiple revenue streams in one location.​</span></p><p></p><p><span style="color: rgba(34, 34, 34, 1)">Located just </span><strong style="color: rgba(34, 34, 34, 1)">5 minutes from the rapidly expanding MidAmerica Industrial Park</strong><span style="color: rgba(34, 34, 34, 1)">, home to major employers including Google, and only </span><strong style="color: rgba(34, 34, 34, 1)">30 minutes from Tulsa</strong><span style="color: rgba(34, 34, 34, 1)">, this property is ideally situated to serve industrial workers, contractors, travelers, and long-term guests.​</span></p><p></p><p><span style="color: rgba(34, 34, 34, 1)">With excellent highway visibility, easy access, and strong demand driven by continued regional growth, this is a rare opportunity to acquire a diversified lodging asset in one of Oklahoma’s fastest-growing corridors.​</span></p><p></p><p>For more details Contact Cole Yoder</p><p>918-530-1741</p><p>cole@americanpriderealtors.​com</p>