Mountain Lakes Resort

Investment Overview

Mountain Lakes Resort is a generational acquisition: a 524-site private-membership RV resort on 131.38 acres inside the San Bernardino National Forest in Lytle Creek, California, offered for sale for the first time in more than 45 years. Just 8 miles off I-15 and roughly one hour from Los Angeles, the resort sits within reach of 23M Southern California residents, where surrounding protected land forms a permanent barrier to future competitive supply. The property features 429 full-hookup RV sites and 95 cabins, anchored by two private lakes, three pools, a restaurant, two bars, a general store, and extensive recreation infrastructure. A base of roughly 7,000 dues-paying members drives a recurring revenue model, generating ~$5.8M in annual dues within $10.6M+ of 2025 revenue, complemented by an ~$8.16M in-house contract receivables portfolio. With ~40 acres of undeveloped land and clearly identified operational upside, Mountain Lakes pairs durable, predictable cash flow with a defined path to value creation in one of the nation's most supply-constrained outdoor hospitality markets. Offered in association with Scott Reid & ParaSell, Inc. | Licensed California Broker #02101543.

Investment Highlights

• First Offering in 45+ Years: 524 sites across 131.38 acres, including 429 full-hookup RV sites, 95 cabins, and ~40 acres of undeveloped land
• Irreplaceable Demand & Access: 8 miles off I-15 and approximately one hour from Los Angeles, within reach of 23M Southern California residents
• Protected National Forest Setting: private, gated resort inside the San Bernardino National Forest, with natural and federal barriers to future competitive supply
• Defined NOI Growth Potential: a path from ~$2.42M adjusted NOI to a blended stabilized NOI of $3.75M through identifiable operating efficiencies
• Proven Revenue Stability: topline held between $10.6M and $10.9M from 2023 through 2025, with ~$5.8M in recurring annual membership dues
• Embedded Receivables Portfolio: ~$8.16M in-house contract receivables across 813 financed accounts, a 12.54% principal-weighted rate, with 2026 originations pricing at 11.75% to 17.00%
• Robust Amenity Package: 2 private lakes, pools, restaurant and bar, general store, recreation facilities, paved roads, and extensive resort infrastructure support a differentiated member experience
• Seller-Financing Available: ownership is open to carrying a note, with flexibility around terms, leverage, and treatment of the receivables portfolio