Ranchero RV Park is a 31-pad RV community located in Eden, Texas, situated on approximately 2.54 acres. This rural West Texas asset offers full-service utility connections at each pad, including 30-and 50-amp electrical pedestals, water, and sewer. Eight of the sites are pull-through, and all 31 pads are fully operational and guest ready. The park is not located in a flood zone and sits on city water and sewer, with underground PVC piping for both water and sewer lines.

Although there is currently no onsite manager, a local contractor is available for ongoing maintenance. Additionally, there is a vacant mobile home located within the park, which is in rent-ready condition following recent renovations. This unit offers a strong opportunity for use as onsite manager quarters or additional rental income.

Approximately 80% of guests are short-term or weekend stays, while the remaining 20% are monthly guests, often tied to local projects. According to ownership, most guests are couples passing through or contractors working in the area. Despite Eden’s small-town size, Ranchero frequently serves overflow guests from nearby San Angelo and also benefits from regional infrastructure or energy projects that bring temporary labor demand to the area.

The gravel roads throughout the property are in good condition, per the owner, and no primitive tent sites, bathhouse, or onsite store are present. The RV pads are not currently sub-metered for electricity, and guests are not billed individually for usage.

Ownership has made several key upgrades over the past 3–5 years, including:

•Regrading and improving the gravel roads
•Replacing and upgrading plumbing for both water and sewer systems
•Renovating the onsite mobile home to rent-ready condition

If continuing to operate the property, ownership would focus next on either renovating or demolishing a vacant building adjacent to the RV portion of the park.

Rates were most recently adjusted last summer, when they were slightly lowered to remain competitive with the local market. The owner believes current rents are in line with other comparable properties in the region. The property also offers room for future expansion, providing additional upside potential.

Value-add components:

1. Installing individual electric meters for each site to bill back longterm guests could significantly improve the park’s NOI—potentially by nearly $20,000 annually.
2. Renting out the renovated, rent-ready mobile home at $600/month would add immediate cash flow.
3. Renovating the large building on the property could create space for park amenities or be leased for additional income.

MR. LANDMAN, LLC is a licensed real estate firm in the State of Texas under Lic#9014545. Jonathan Fisher is a licensed broker in the State of Texas under Lic#819440.