3827 Swan Valley Highway, Irwin Idaho

This RV Park is located:

• 58 miles to Grand Teton National Park and Teton Village
• 63 miles to Jackson Hole
• 100 miles from Yellowstone National Park
• 50 miles to Grand Targhee
• 29 miles to Victor, Idaho and Teton views
• 1 mile from Palisades Reservoir
• Half a mile from fishing rivers
• 2 miles from Falls Creek Waterfalls

This area is flooded by campers, hikers, fishers, and national park goers every summer. The current summer occupancy for this park is 90% occupancy.

The property is zoned commercial. While this RV Park has been converted into a Tiny Home Village legally as the battle has already been fought by the present seller.

There is future city legislation planned to prevent all future new RV Parks development in Swan Valley. As it is written, only present parks on the highway can expand on to adjacent land to the current operating park. There is an opportunity to obtain a first right of refusal on the neighboring plot adding 2 acres and 15-25 RV spots.

• Here is a look at the Tiny Home
• Here is a view of a Semi-Trailer
• Here is a link to view a large glamping tent
• Here is a look at a small glamping tent
  

The property currently is listed on Airbnb/VRBO only. Here is the gross rental income for the past 3 years.

• 2021: $132,905.91
• 2022: $117,848.23
• 2023: $128,012.59
• Average: $126,255.58

Current expenses

• $38,338.25

Average Current NOI

• NOI $87,917.33

These earnings are over the course of 4.5 months as this park currently is only open Mid May- September. This averages out to gross earnings of $28,056.80/month the park is open. Yearly it averages to $10,521.30/month.

See "Additional Income Plan" to see how we can amplify these numbers.

Our Plan for Amplification of Income

We believe we will increase the current income by 15% during the high season by these things:

• List on multiple OTAs. It currently is listed on Airbnb/VRBO only. We will list on Marriot Bonvoy, Booking.com, Google, and our direct booking site as well as VRBO/Airbnb.
• There are currently 3 empty RV spots we can rent for $1600/month according to competing parks, or we can put 3 more Tiny Homes in those spots as we already have them and are ready to move them.
• Add 3 more smaller tents in an open space which go for $60/night and cost $500 to buy and set up. They will pay themselves off in 8 nights each.
• Remain open through October adding an extra month of income.
• Rent one garage for boat storage at $100/month.

Additionally we will add Winter Income by renting out both units in the house. Currently that is not being done as the park completely shuts down by October 1st.

• Rent one side of the house for $1800/month and the other for $1000/month for an extra $19,600 on the annual income.

Projected Gross Income: $180,513.32/ Year

Projected Expenses including management: $54,260/Year

Projected NOI: $126,253.32

Projected CoC: 14%

Future Possibility:

• The neighbor is willing to sign a first right of refusal for her land which borders this property which will add about another 2 acres and single family home.

Financing will be secured by Conmigo Vacation Rentals, but we are looking for a partner to fund the down payment.

• $350,000 needed

What we will Offer:

• 6% annual return paid out monthly
• 15% equity of the property

Purchase Price: $1,200,000

• We are under contract with this property and hope to close by July 31, 2024.

Conmigo Vacation Rentals started by managing vacation homes owned by others. Over the past year we have worked on owning the homes we manage, and decided the safest way to do so is invest in already legal, multi door vacation rentals near National Parks.

In the past year alone we have:

• Acquired and renovated a 7 door boutique hotel in Kanab, Utah.
• Acquired 55 door in syndication with emphasis on marketing and management. 
• Our team now manages Lower Kenai Lodge in Kenai, Alaska which is improving our management and marketing skills.

Benefits of partnering with us:

• Management is already in place, and due diligence on money making opportunities is done before the deal is brought to partners. You have access to an entire team of experts at your disposal to answer any questions you have.
• 6% annual return on investment paid out monthly.
• Equity offered in the property.
• Truly passive investment as we do all of the work in every aspect of the property.
• You have a turnkey vacation rental property you can visit.
• We manage all of the accounting for you.
• You can receive the full tax benefit of the property for the first year.
• Discounted management! We cover hard costs and %5-%10 commissions for our employees time. Typical commissions for the area is 25%.