Louisiana Hard Money Deal - Active

800

8 deals

No

Covington

Louisiana

$5,500,000

$950,000

$2,000,000

$14,000,000

RV resort on ±41 acres forty-five minutes from New Orleans that produced $1,720,614 of verified 2025 revenue at 17.8% occupancy — booked entirely by one telephone line, answered by one person, eleven hours a day. There is no reservation engine, no OTA presence, no dynamic pricing, and 82,822 site-nights were never offered for sale at all. The same family has run it for forty-five years, and revenue grew 9.7% last year with zero capital and zero marketing. The $7,500,000 request funds a $5,500,000 acquisition — of which the seller carries $1,500,000 on full standby, $0 monthly — plus a $1,420,000 capital program that is mostly software: booking, distribution, and pricing live at closing. Documented Day-1 NOI of $535,000 is tied four independent ways: the filed federal return to the dollar, twelve months of bank deposits across every account, $1,041,962 of processor-settled card receipts, and sales-tax remittances to two authorities. The exit needs 76 campers a night. The seller books 49 by telephone. That is the entire business plan — twenty-seven more campers on a property whose best product already runs 38% year-round, at the seller's own $76.34 rate, with no rate increase counted in any coverage test. This loan does not fund demand creation. It funds putting the other 82% of the inventory on sale.