25518 Fitzpatrick Ave - Benton Ridge Campground and Winery
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25518 Fitzpatrick Ave - Benton Ridge Campground and Winery
3,750 SF Specialty Building Offered at $1,400,000 at a 9.87% Cap Rate in Warsaw, MO 65355
Investment Highlights
- value add opportunity
- restaurant for additional income opportunity
- 4 year old infrastructure, low maintenance
Executive Summary
Excellent opportunity for six-figure income and expansion in a vibrant area of Missouri. Central to the state, Warsaw provides a summer oasis for hundreds of in- and out-of-staters and Benton Ridge Campground and Winery is one such escape, just 5 minutes from both Lake of the Ozarks and Truman Lake. At the current pro-forma cap rate, investors can owner-operate for a significant profit or bring on staff to capitalize on a more passive investment. Other considerations may be to operate the campground and lease the winery/restaurant. Lots of opportunity to mold and adapt to your investment style and desire. To further sweeten the deal, the owner has expressed an openness to seller financing.
The campground contains 102 RV sites will electric, water, and sewer. Of the 102 RV sites, 93 are in current year long leases at $1800 a year. Seven of the RV sites are rented on a nightly basis at $50/night. The campground also contains 35 primitive campsites at $25/night and a cabin that sleeps four at $80/night. All units are separately metered. Tenants pay their own water and are billed back for their electric usage on a monthly basis.
The property has a 14x16 shower house building with a washer and dryer currently ran on the "honor system". Coin operated laundry could be a viable value-add consideration. Also present is a 30x40 maintenance building stocked with all the tools and equipment to main the premises.
The most attractive building, however, is the 50x57 winery/restaurant which serves as a wonderful weekend hub for the park's guests. Aside from a few leased items, the fixtures and equipment convey with the sale. This space serves as an incredible additional income source from the food, liquor, and gaming sales, with opportunities for more creativity.
The seller and developer estimate that another 25-30 RV sites could be developed on the 31-acre property. An adjacent 40 acres is also available, not included in this sale, that could be developed for many, many more.
***IMPORTANT TO NOTE***
The property and business were leased-to-own in 2023 which ultimately ended in a default. Overall income and expense information is not available for the year 2023. However, the point-of-sale system, which conveys, logged income which has been used to help develop pro-forma.
All financials are pro forma and not actuals.
The campground contains 102 RV sites will electric, water, and sewer. Of the 102 RV sites, 93 are in current year long leases at $1800 a year. Seven of the RV sites are rented on a nightly basis at $50/night. The campground also contains 35 primitive campsites at $25/night and a cabin that sleeps four at $80/night. All units are separately metered. Tenants pay their own water and are billed back for their electric usage on a monthly basis.
The property has a 14x16 shower house building with a washer and dryer currently ran on the "honor system". Coin operated laundry could be a viable value-add consideration. Also present is a 30x40 maintenance building stocked with all the tools and equipment to main the premises.
The most attractive building, however, is the 50x57 winery/restaurant which serves as a wonderful weekend hub for the park's guests. Aside from a few leased items, the fixtures and equipment convey with the sale. This space serves as an incredible additional income source from the food, liquor, and gaming sales, with opportunities for more creativity.
The seller and developer estimate that another 25-30 RV sites could be developed on the 31-acre property. An adjacent 40 acres is also available, not included in this sale, that could be developed for many, many more.
***IMPORTANT TO NOTE***
The property and business were leased-to-own in 2023 which ultimately ended in a default. Overall income and expense information is not available for the year 2023. However, the point-of-sale system, which conveys, logged income which has been used to help develop pro-forma.
All financials are pro forma and not actuals.
Financial Summary (Pro forma - 2023) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
$99,999
|
$9.99
|
| Vacancy Loss |
$99,999
|
$9.99
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Pro forma - 2023) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Vacancy Loss | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts Under Contract
| Price | $1,400,000 | Property Subtype | Trailer/Camper Park |
| Price Per SF | $373 | Building Class | C |
| Sale Type | Investment or Owner User | Lot Size | 31.00 AC |
| Cap Rate | 9.87% | Building Size | 3,750 SF |
| Sale Conditions | Business Value Included | No. Stories | 1 |
| Property Type | Specialty | Year Built | 2020 |
| Price | $1,400,000 |
| Price Per SF | $373 |
| Sale Type | Investment or Owner User |
| Cap Rate | 9.87% |
| Sale Conditions | Business Value Included |
| Property Type | Specialty |
| Property Subtype | Trailer/Camper Park |
| Building Class | C |
| Lot Size | 31.00 AC |
| Building Size | 3,750 SF |
| No. Stories | 1 |
| Year Built | 2020 |
Amenities
- Wheelchair Accessible
- Fiber Optic Internet
About 25518 Fitzpatrick Ave , Warsaw, MO 65355
Situated on 31 acres. All of the infrastructure was built in 2020. There are two half-acre stocked fishing ponds for guest to enjoy. There is a 300-foot state-approved well and a 180-foot back up well for non-potable use. Twelve gravity flow septic systems service the campsites and one low pressure pipe system services the winery. The site received it's three-year septic permit in January 2024. There is also a 1500-gallon grease tank serving the restaurant--no grease trap within the building.
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PROPERTY TAXES
| Parcel Number | 10-4.0-19-000-000-007.000 | Total Assessment | $65,680 |
| Land Assessment | $0 | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $0 | Tax Year | 2023 |
PROPERTY TAXES
Parcel Number
10-4.0-19-000-000-007.000
Land Assessment
$0
Improvements Assessment
$0
Total Assessment
$65,680
Annual Taxes
($1) ($0.00/SF)
Tax Year
2023
zoning
| Zoning Code | County (County) |
| County (County) |
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25518 Fitzpatrick Ave - Benton Ridge Campground and Winery
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