For Further Information Contact:John Grant

Park Brokerage Inc.11510 Caminito Garcia,

San Diego, CA 92131(858) 586-9400, john.grant@earthlink.net

Information contained herein has been obtained from the owner of the property or from other sources that we deem reliable. We have no reason to doubt its accuracy but we do not guarantee it.

BLACK ROCK RV VILLAGE 46751 E. Highway 60, Brenda, AZ

$4,250,000 Sales Price, Only$10,546 Per Site 403 Huge RV Sites, Snowbird RV Resort 275 Annuals with Half Park Models Low Annual Rental Rates-Upside 47 Acres, 50 Amp Electric, New Pool & Spa 150 Seat Leased Café, Rec Hall, Cable TV Adjacent BLM 40 Acres for Expansion 10% Cap Rate, 15% Cash Flow, 19% Total

4X6 PICTURE

SNOWBIRD RV RESORT Price $4,250,000

Black Rock RV Village 403 Huge RV Sites with 275 Annuals

Down Payment $1,487,500 (35%), 30% Down Payment Possible

Address/City 46751 E. Highway 60, Brenda

County La Paz

State Arizona

Est. Vac. & Expense % Actual 2011-2014 Financial Statements Available

Age 1988-1992 250 Sites, mid 90’s 87 sites, 2002 66 sites

Loan Buyer to obtain new 1st TD

Capitalization Rate 10.0%

Est. Spendable Return 15/1%

Total Return 18.7%

Parcel Size 47+ Acres

No. Spaces 403

Water Well

Sewer Septic

Listing Salesman John Grant (800) 987-3363 Price per Site: $10,546

DESCRIPTION AND TENANT INFORMATION: Very desirable, high cash flow RV resort with strong upside in an attractive desert setting surrounded by open space, hills and mountains. Salome is located 15 miles east of Quartzsite and the market attracts over one million RVers every winter season. 403 very large RV sites 40X50 feet to 40x100 feet with an average site size of 40x60 feet. 26 pull thrus at 30X100 feet. Each site has 50 amp electric and cable tv. Septic sewer and well water with reverse osmosis water system that produces water and ice for the café and is sold to the general public. Amenities include a very popular 150 seat café with banquet room leased to an operator, a newer swimming pool, Jacuzzi, and bathrooms facility built in 2008, 41x91 sf rec hall with large stage, sound system, and restrooms, a 14X49 sf rec hall annex that includes a library, modem desk, kitchen, and card room, picnic area in the center of the park with cabana, bbq grills, fire pit benches, and tables, a radio controlled model airplane flying field, large vehicle storage area, and a desert golf course on the BLM land that adjoins the rear of the park. The 6,500 sf office/café/shop building contains a very complete office. Additional rental income from five motel units, leased barber/beauty shop, five 14X20 feet metal canopy vendor booths on the highway, propane sales, soft car wash, and three laundry facilities. Sale includes a beautiful owner/manager 3br/2ba, 1,400 sf manufactured home at the northeast corner of the property with large front and rear decks, and a 30x40 steel garage. Manufactured home currently being used as a meeting room. Rental rates are $31-$34 Nightly, $195-$230 Weekly, $420 Monthly, and $1,620-$1,820 Annuals. $75 rate increase for all annuals to be effective fall/2014 for the 14-15 season. Good Sam rating 10/10/9.5!

For additional information, please visit their excellent web page at www.blackrockrv.com. Detailed financial statements are available from Broker upon executing a confidentiality and non-disclosure agreement.

TOTAL ACTUAL 2013 GROSS INCOME $901,967 AND NET INCOME $428,620

$428,620

LOAN INFORMATION Commercial loan broker has a number of different recourse and nonrecourse lenders ready to finance the property. 65%-70% loan to value ratios, rates 4.75%-5.50%, 5-10 year fixed loan periods based on a 25 years amortization. At a 65% loan to value or $2,762,500 and the high end 5.5% rate, the monthly payment would be $16,964.17

TOTAL ANNUAL PRIN. $203,570 & INTEREST PAYMENT

EST. ANNUAL PRE-TAX $225,050 CASH FLOW (SPENDABLE)

PLUS PRINCIPAL REDUCE YEAR 1 $52,954

TOTAL RETURN $278,004 The information contained herein has either been given to us by the owner or the property or obtained from sources that we deem reliable. We have no reason to doubt its accuracy but we do not guarantee it.

UPSIDE Black Rock RV Village has the best amenities and biggest sites in the Quartzsite/Salome area. In addition to great cash flow and property, Broker believes there is immediate upside in paving the gravel streets. The only two paved RV resorts in Salome are the across the street Desert Gold RV Resort with 549 sites with 435 annuals (79%) and annual rental rates of $2,020-$2,310, and the inferior because of smaller sites and very outlying (23 miles east of Black Rock and Desert Gold) Desert Palms RV Resort. Desert Palms has 307 sites and annual rental rates of $1,665-$1,951 but does not report the number of annuals. With paved streets Broker believes there is at least $200 in annual rental rate upside, and an increase from Black Rock’s current 68% annuals to 79% like Desert Gold, would be an increase of 43 annuals. 275 existing annuals X $200 = $55,000, 43 additional annuals X $1,870 annual rental rate = $80,410. The combination of the rental increase and 43 additional annuals = $135,410 increase in net income, divided by a 8.5% capitalization rate = $1,593,059 in additional value. With paved streets the RV resort would be a true five star resort and easier to finance. Broker and Seller have not obtained bids, but estimate new paving at $500,000.

MAYBE EASIER TO MANAGE THAN A MOBILE HOME PARK

A snowbird RV resort is not like a “KOA camping” RV resort with constant overnighter traffic. Most of your tenancy arrives in the fall, pays with one check for the entire year, and leaves in the spring. For the sites that do not have annuals it’s a short window of monthly, weekly, and overnighter tenancies. Black Rock only has two year round employees and the balance of the staffing is by workampers during the winter season. The owners of Black Rock do not live on site, but the owner/operators of snowbird RV resorts appreciate that they work six months of the year and then can take the other six months off. With 275 annuals the owners of Black Rock are not operating a 403 sites RV resort, they are operating the remaining 128 RV sites as a “normal” RV resort but only for the winter season.  

8:33 PM 05/19/14 Cash Basis

Lantana Black Rock, LLC

Profit & Loss January 2010 through December 2013

Jan - Dec 10 Jan - Dec 11 Jan - Dec 12 Jan - Dec 13

Ordinary Income/Expense

Income

4-1000 · Site Income 610,235 595,124 603,336 627,965

4-1099 · Other Revenue 204,499 239,640 268,590 274,001

Total Income 814,734 834,764 871,927 901,967

Cost of Goods Sold

5-1000 · Park COGS 48,277 45,084 51,820 55,487

Total COGS 48,277 45,084 51,820 55,487

Gross Profit 766,457 789,680 820,107 846,480

Expense

5-4000 · Supplies 13,686 10,339 13,004 12,023

5-5000 · Park-Payroll 124,824 117,095 122,617 133,194

6-0700 · Utilities 152,174 154,675 150,372 150,657

6-1700 · Repair & Maintenance 37,475 39,956 44,952 32,395

6-2700 · Marketing 2,051 4,109 12,810 8,831

6-2800 · General & Administrative 15,335 17,189 15,274 12,954

6-2822 · Merchant Fees 10,264 12,349 12,411 12,192

6-2830 · Management 27,648 28,273 27,978 28,694

6-2849 · Professional Services 17,322 13,552 15,759 17,109

6-2967 · Insurance 16,495 16,391 18,603 17,892

6-2970 · Property Taxes 13,634 12,270 12,882 12,543

Total Expense 430,909 426,198 446,661 438,485

Net Ordinary Income 335,548 363,482 373,446 407,995

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