LogFAQs > #900486185

sktgamer_13dude posted...

What area TC? North or south of Seattle?

South

So just got back. Number of negatives but quite a few positives.

So biggest negatives:
property isn't actually on the lake. there is a hwy between the lake and the property.
of the 20 acres about 5 of it is wetlands that can't be developed.
the remaining 10 acres that is undeveloped but can be developed is hilly and would need to be terraced and leveled to get new spots. This would be space ineffective since pull through sites are desired so I would probably only be able to have a single row of RVs on each terrace which is inefficient for pull through site design. I.e. 1 row needs 2 roads, 2 rows needs 3 roads, 3 rows needs 4 roads, etc.
The current development was not done with the future in mind. For instance, they have 5 septic drainage fields instead of a single large one. The drainage fields are also in some of the areas that would need to have excavation/leveling work done so I would need an engineer to actually plan out the leveling/terracing.
No amenities. No put-put golf, no rec room with pool table, no horse shoes even.

Positives:
Currently at 100% capacity.
Great location
I would love to live there
It is a turn key operation from a business perspective. I could actually own this and still work a full time job.

Other consideration:
Since it is at 100% capacity, both for the RV park and the retail space, only opportunity for income increase is to raise rents. But I can't imagine people paying more without any amenities. I actually in some ways would need to price the current clientele out. It is a bit trailer park feeling. Lots of cars not running with tall grass underneath.
Currently 1 of the retail tenants (kayak rentals) has business I want. The dock has a great place to store kayaks, have them rent in store and the kayaks locked up, give them a key and send them on their way.
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