116 Red Rock Canyon Rd - Red Rock Canyon Adventure Park

This is a once-in-a-lifetime opportunity to acquire an established RV park business by purchasing the LLC, complete with a FREE lease and ZERO property taxes on 312 acres for the next 45 years (conditions apply)! Alternatively, you can invest in the property and become a partner. Currently, only 118 acres are utilized for the park’s daily operations, leaving significant potential to increase revenue with the remaining acreage! The State of Oklahoma officially shut down Red Rock Canyon State Park on November 1, 2018, as part of a broader effort to reduce financial strain on its park system. Subsequently, the property was "gifted" to the Town of Hinton. However, due to limited resources and capacity, the State leased the park to a third-party operator, ensuring the continuation of its operations and preservation. Red Rock Canyon Adventure Park (RRCAP) offers a diverse range of accommodations with 120 sites, including tent and glamping options. The park features: •Three full-service RV sites. •41 sites with 30-amp electrical service. •11 sites with 50-amp electrical service. •63 sites with water, sourced from what was considered the highest-quality well in the Oklahoma State Park System, according to the owners. •Eight pull-through sites. •Primitive tent sites for a more rugged outdoor experience. •Five full "glamping" tents, furnished like hotel rooms. •63 tent sites equipped with a table, fire ring, and grill. •Four pavilions are available to rent for events. •The park also provides excellent amenities for guests, including four 35x35 bathhouses for convenience. Additionally, the former ranger house has been beautifully renovated into modern living quarters for the owner or manager. The on-site store is gaining popularity as its selection continues to grow and evolve, enhancing the overall guest experience. The store has recently added a UPS shipping station and is also a propane distributor. Red Rock Canyon Adventure Park (RRCAP) has undergone significant renovations since transitioning from a State Park to a privately operated park. The roads throughout the park are largely paved and are considered to be in fair to good condition. The park operates on a well and septic system, both of which are in good standing. All sites are fully functional and ready to accommodate guests. The underground water pipes consist of a combination of PVC and PEX, while the sewer lines are made of PVC, ensuring durability and reliability. One of the greatest strengths of Red Rock Canyon Adventure Park (RRCAP) is its diverse array of amenities, offering something for nearly everyone. Guests can enjoy a variety of activities and features, including: •Overland camping for adventurers seeking off-the-grid experiences. •12 miles of hiking trails, perfect for exploration and connecting with nature. •23 acres for overlanding vehicles. •A swimming pool located at the stunning base of the canyon wall. •Wedding Pavilion. •Designated hammock locations for relaxation. •Catch-and-release fishing opportunities for anglers. •Four volleyball courts for group fun and recreation. •Two tetherball locations for lighthearted competition. •Bird watching, with a variety of species to observe. •Creek access, ideal for wading or peaceful moments by the water. •A land navigation course for outdoor enthusiasts. •Rappelling the canyon, for thrill-seekers (waiver required; guests must bring their own equipment). With such a wide range of amenities, RRCA truly offers an unforgettable experience for all visitors. The owners estimate that approximately 99% of guests at Red Rock Canyon Adventure (RRCA) are overnight or weekend guests, while the remaining 1% are monthly guests. So obviously with 312 acres you have a virtual blank canvas on improvements to the property. This property has several good things going for it with respect to tourism & traffic: 1. It is located just three miles south of Route 66! (Park is on the Oklahoma official Route 66 list). This brings a lot of potential tourists into the area. 2. The property is part of the California Trail! 3. The casino in Hinton also brings in a lot of tourists! (Casino is the #1 casino in OK for concerts & events) The current owners have plans to bring in four large Conestoga Wagons for a "camping" experience (plays on the California Trail theme). They would also like to add 18-cabins for guests to rent at a premium rate. Again, with so much acreage the property is a blank canvas. MR. LANDMAN, LLC is a licensed real estate entity in the State of Oklahoma under Lic#201400. Jonathan Fisher is a licensed designated managing broker in the State of Oklahoma under Lic#201422. LOCATION: Hinton is a town in Caddo County, Oklahoma, United States. The population was 3,196 as of the 2010 census, up from 2,175 in 2000. Located approximately 45 miles west of Oklahoma City, Hinton is home to Red Rock Canyon Adventure Park, a popular destination for hiking, camping, and rock climbing. The town is also known for Sugar Creek Casino, which offers gaming, dining, and live entertainment. Hinton violent crime is 5.8. (The US average is 22.7) Hinton property crime is 14.0. (The US average is 35.4) The annual BestPlaces "Comfort Index" for the Hinton area is 6.4 (10=best), which means it is more comfortable than most places in Oklahoma. A higher score indicates a more comfortable year-round climate. The US average for the comfort index is 7.8. Our index is based on the total number of days annually within the comfort range of 70-80 degrees, and we also applied a penalty for days of excessive humidity. Hinton, Oklahoma gets 32 inches of rain, on average, per year. The US average is 38 inches of rain per year. Hinton averages 6 inches of snow per year. The US average is 28 inches of snow per year. On average, there are 236 sunny days per year in Hinton. The US average is 205 sunny days. Hinton gets some kind of precipitation, on average, 63 days per year. Precipitation is rain, snow, sleet, or hail that falls to the ground. In order for precipitation to be counted you have to get at least .01 inches on the ground to measure. Hinton has an unemployment rate of 3.9%. The US average is 6.0%. Hinton, Oklahoma, is centrally located in the state, making it reasonably accessible to several metro areas. Here are approximate distances to nearby metropolitan centers: •Oklahoma City, OK: About 45 miles east, roughly a 40-minute drive. •Lawton, OK: Approximately 65 miles south, around a 1.5-hour drive. •Wichita Falls, TX: About 125 miles south, approximately a 2-hour drive. •Tulsa, OK: Roughly 130 miles northeast, about a 2-hour drive. •Dallas-Fort Worth, TX: Around 200 miles south, a 3 to 3.5-hour drive. Hinton's proximity to Oklahoma City makes it most closely tied to that metro area for business, shopping, and services.