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MEDFORD/GOLD HILL KOA
RV PARK
A 100- S I T E R V PA R K I N
C E N T RA L P O I N T, O R

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C O N F I D E N T I A L I T Y & D I S C L A I M E R
The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap
Real Estate Investment Services, Inc. and should not be made available to any other person or entity without the written consent of Marcus & Millichap. This Marketing Brochure has been
prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained
herein is not a substitute for a thorough due diligence investigation. Marcus & Millichap has not made any investigation, and makes no warranty or representation, with respect to the
income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence
or absence of contaminating substances, PCB’s or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial
condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property. The information contained in this Marketing Brochure
has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus &
Millichap conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided.
All potential buyers must take appropriate measures to verify all of the information set forth herein. Marcus & Millichap is a service mark of “Marcus & Millichap Real Estate Investment
Services, Inc. © 2020 Marcus & Millichap. All rights reserved.
N O N - E N D O R S E M E N T N O T I C E
Marcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation’s logo or
name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product,
service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers.
ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY.
PLEASE CONSULT LISTING AGENT FOR MORE DETAILS.
S P E C I A L C O V I D - 1 9 N O T I C E
All potential buyers are strongly advised to take advantage of their opportunities and obligations to conduct thorough due diligence and seek expert opinions as they may deem necessary,
especially given the unpredictable changes resulting from the continuing COVID-19 pandemic. Marcus & Millichap has not been retained to perform, and cannot conduct, due diligence
on behalf of any prospective purchaser. Marcus & Millichap’s principal expertise is in marketing investment properties and acting as intermediaries between buyers and sellers. Marcus
& Millichap and its investment professionals cannot and will not act as lawyers, accountants, contractors, or engineers. All potential buyers are admonished and advised to engage
other professionals on legal issues, tax, regulatory, financial, and accounting matters, and for questions involving the property’s physical condition or financial outlook. Projections and
pro forma financial statements are not guarantees and, given the potential volatility created by COVID-19, all potential buyers should be comfortable with and rely solely on their own
projections, analyses, and decision-making.)
Activity ID: ZAB0380463

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TABLE OF CONTENTS
FINANCIAL
SUMMARY
04 MARKET
OVERVIEW
05
EXECUTIVE
SUMMARY
01 PROPERTY
OVERVIEW
02 MARKET
COMPARABLES
03
JEFF BENSON
Senior Vice President Investments
Director, National Multi Housing Group
Direct | 310.909.5420
jeff.benson@marcusmillichap.com
License: CA 01327285
SAM NEUMARK
Investment Sales Associate
Direct | 310.909.5433
samuel.neumark@marcusmillichap.com
License: CA 02090800
ADAM LEWIS
Regional Manager, Oregon
License: OR 201209561
Firm License: 200709023

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01 EXECUTIVE
SUMMARY
INVESTMENT OVERVIEW
INVESTMENT HIGHLIGHTS
OFFERING SUMMARY

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Marcus & Millichap is pleased to present the opportunity to acquire Medford/Gold Hill KOA RV Park, located at
12297 Blackwell Rd in Central Point, Oregon. The park sits on two parcels, totaling 16.22 acres and is on well
and private septic services. The property includes amenities such as a clubhouse, onsite laundry room, pool,
basketball court, and bathrooms/showers.
The park has a total of 100 sites, which are broken out as follows:
64 full hookup sites
20 Sites with water & electric hookups
4 one-room camping cabins
9 tent sites
2 mobile homes
1 apartment
Additional information regarding the site breakouts are included within the property overview section.
Based on the financial summary, an investor could expect to purchase the property at a 9.02% going-
in cap rate, which is based on historical actuals at a 50.41% expense ratio. There is additional
acreage that comes with the property, providing an opportunity for a future owner to potentially
expand the park. With a high in-place, year-round cash flow, coupled with recent increased demand
for RV parks, this offering presents significant upside to a potential investor.
**Based on the existing septic permit and updated county/city guidelines, the park is limited
in the number of monthly sites allowed. We encourage buyers to investigate further during due
diligence.
MEDFORD/GOLD HILL KOA
RV PARK
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MEDFORD/GOLD HILL KOA
MOBILE HOME PARK
STRONG CASH FLOW AND MARKET GROWTH OPPORTUNITY
• 9.02% going-in cap rate
• Potential expansion opportunity (buyer shall
determine feasibility during due diligence period)
WELL MAINTAINED KOA RV PARKS WITH AMENITIES
• Amenities include: clubhouse with media center,
onsite laundry room, pool, basketball court, full
hookup sites, wifi, cable, bathroom/showers
• Mix of daily, weekly, and monthly sites
WELL LOCATED
• 11 Miles from Rogue Valley International-
Medford Airport
• Only half a mile from the I-5, located between
Medford and Grants Pass
• Median home value of $309,000, an increase of
8.4% in 2020
• Close to Ashland’s Shakespeare Festival Britt
Music Festival, river rafting and jet boating on
the Rouge River

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$ $4,200,000
12297 BLACKWELL RD
CENTRAL POINT, OR 97502
9.02% CAP RATE

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“RVing has long been a
popular travel option,
but as the coronavirus
pandemic led to border
shutdowns around the
world, many Americans
have turned to old-
fashioned domestic road
travel to satiate their cabin
fever.”
bit.ly/3pmpd8Q
Despite COVID-19 causing economic uncertainty across all
industries, RV parks have proven to be able to withstand
the travel complications. Americans have turned to the
pastime of road tripping in RVs as travel options became
limited, and RV dealers, manufacturers, and rental
companies are reporting spikes in sales.
Here are a few notable articles highlighting the
strengths of the RV industry.
RV PARKS IN THE NEWS

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“...the RV market is
showing signs of resiliency
despite a beleaguered
economy and sky-high
unemployment rates.”
“Dealers report strong
demand for RV rentals
and sales as would-be
travelers look for options
that minimize the risk of
catching the virus.”
bit.ly/3eO9gU5
“The coronavirus pandemic
appears to be sparking
another boom in the
industry as travelers
concerned about the risks
of flying are packing their
families into RVs and
seeking out campgrounds
around the country.”
cnb.cx/2JW3HaB

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02 PROPERTY
OVERVIEW
PROPERTY DESCRIPTION
PROPERTY PHOTOS
STRATEGIC VALUE-ADD

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MEDFORD/GOLD HILL KOA
RV PARK
Address
12297 Blackwell Rd
Central Point, OR 97502
APN 1-0166444 & 1-0166436
Sites 100
Total Acreage 16.22
County Jackson
Type of Park All Age
Amenities
Clubhouse, Pool, Basketball Court, Horseshoes, Pool Table
WiFi, Bathroom/Showers, Laundry, Cable
Utilities
Water Private Well
Septic Private System
Electricity Passed Through To Permanent Tenants
SITE BREAKDOWN
Full Hookup Sites* 64
Sites With Water & Electric Hookups 20
One-Room Camping Cabins 4
Tent Sites 9
Mobile Homes** 2
Apartment*** 1
44 of these sites were designated as monthly sites. 20 of these were used for
overnight guests for four months during summertime when demand is high. The
remaining RV, Cabin and Tent sites are designated to overnight. Buyer should expect to
transition all monthly sites into weekly/nightly sites due to septic compliance issues.
Currently occupied by the ownership, but will be vacated upon sale of the property
Currently being rented out monthly
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POTENTIAL UPGRADES TO COMMON AREAS
CLUBHOUSE LAUNDRY ROOM
POOL AREA
PLAYGROUND DOG PARK

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03 MARKET
COMPARABLES
RENT COMPARABLES
SALES COMPARABLES

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$43 AVERAGE DAILY | $623 AVERAGE MONTHLY
PROPERTY DAILY WEEKLY MONTHLY AMENITIES DISTANCE
MEDFORD/GOLD HILL KOA
12297 Blackwell Rd
Central Point, OR 97502
$46 $460
Clubhouse, Pool, Basketball Court,
Horseshoes, Pool table, WIFI,
Bathroom/Showers, Laundry,
Cable, Full Hookup
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11 Peninger St
Central Point, OR 97502
$49
Clubhouse, Pool, WIFI, Bathroom/
Showers, Laundry Room, Dog Run,
Full Hookup
6.83 mi
2
1700 NW 6th St
Grants Pass, OR 97526
$37 $425
Clubhouse, Pool, WIFI, Bathroom/
Showers, Laundry Room, Full
Hookup
14.76 mi
3
201 N Phoenix Rd
Phoenix, OR 97535
$49 $295 $800
Clubhouse, Pool, WIFI, Bathroom/
Showers, Laundry Room, Cable,
Full Hookup
14.94 mi
4
7049 OR-140
Eagle Point, OR 97524
$35 $550
Clubhouse, Pool, WIFI, Bathroom/
Showers, Laundry Room, Full
Hookup
15.53 mi
5
405 W Valley View Rd
Talent, OR 97540
$715 Full Hookup 18.2 mi

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$41,077 AVERAGE PRICE PER SITE
PROPERTY SITES
SALES
PRICE
PRICE/
SITE
SALE
DATE
AMENITIES DISTANCE
MEDFORD/GOLD HILL KOA
12297 Blackwell Rd
Central Point, OR 97502
100 $4,200,000 $42,000
Clubhouse, Pool, Basketball Court,
Horseshoes, Pool table, WIFI,
Bathroom/Showers, Laundry,
Cable, Full Hookup
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16011 Lower Harbor Rd
Harbor, OR 97415
109 $4,825,000 $44,266 1/21/21
Bathroom/Showers, Laundry
Facilities, Cable, Wifi, Full Hookup,
Convinience Store, Storage
68.19 mi
2
187 N Old Pacific Hwy
Myrtle Creek, OR 97457
70 $2,720,000 $39,830 12/21/20
Bathroom/Showers, Laundry
Facilities, Cable, Wifi, Full Hookup,
Convinience Store, Storage
41.12 mi
3
935 2nd St SE
Bandon, OR 97411
45 $1,600,000 $35,556 5/12/20
Clubhouse, Bathroom/Showers,
Laundry Facilities, Cable, Wifi, Full
Hookup
84.39 mi
4
17600 Ocean Blvd Rockaway
Beach, OR 97136
106 $4,200,000 $38,857 4/16/19
Bathrooms/Shower, Wifi, Full
Hookup
223.52 mi
5
305 NE Burnside Ave
Bend, OR 97701
32 $1,500,000 $46,875 5/31/18
Bathroom/Showers, Laumdry
Facilites, Wifi, Full Hookup
142.64 mi

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04 FINANCIAL
SUMMARY
MONTH-TO-MONTH REGISTRATION
PRICING ANALYSIS

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MEDFORD/GOLD HILL KOA
RV PARK TOTAL REGISTRATION BY MONTH
J A N
2 0 2 0
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M AY
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TRAILING 12 MONTHS

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INCOME CURRENT
Gross Scheduled Rent $711,263
Laundry $2,585
Store $26,134
Propane $17,732
Other Income $6,055
EFFECTIVE GROSS INCOME $763,769
EXPENSES CURRENT
Real Estate Taxes $15,790
Administrative $5,988
Advertising $1,862
Bank Charge $75
Business Licenses $3,728
Credit Card Settelment $14,891
Dues & Subs $841
Entertainment $133
Garbage $7,110
Insurance $8,203
Office & Cleaning Supplies $2,802
Payroll Expenses $76,178
Propane For Sale $10,678
Misc Repairs $4,931
Pool $1,393
Rental Equipment $74
Supplies $16,642
Septic & Water $3,121
Store Purchases $17,868
Charter Internet $1,320
Electric $61,453
Phone $4,355
Propane $1,663
Satellite T.V $8,311
VKRC Campground Expense $805
KOA Royalty $72,081
Management Fee (6%)* $42,676
Work Kamper Campground Expense $42
TOTAL EXPENSES $385,013
Per Site $3,850
Percent of EGI 50.41%
NET OPERATING INCOME $378,757
PRICE $4,200,000
CAP RATE 9.02%
TYPE OF OWNERSHIP Fee Simple
• Property is running at a 70% occupancy rate based on
trailing 12 month actuals
• M&M added based on industry standards
FINANCIAL ASSUMPTIONS

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05 MARKET
OVERVIEW
LOCATION OVERVIEW
DEMOGRAPHICS
THE NEIGHBORHOOD
MAJOR EMPLOYERS

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Located less than 30 miles from the heart of Medford,
Grants Pass, and Ashland, Medford/Gold Hill KOA RV Park is
conveniently located less than a half mile off the I-5. The
town is well situated for the enjoyment of both the city and
the outdoors. Although Central Point is located close to
Medford’s MSA, the town is able to keep the “small town”
feel and is a wonderful place for residents and visitors
alike.
World famous for Rouge Creamery and Lillie Belle Farms
Artisan Chocolates, Central Point offers a unique get
away for its guests. The scenic Rouge River, The Pacific
Crest Trail, and numerous mountains, lakes and
wilderness area provide great outdoor activities like
hiking, biking, swimming, skiing, fishing, rafting.
Cultural events like the nationally acclaimed Oregon
Shakespeare Festival (which brings in hundreds
of thousands of people a year), and a variety of
events that are held Jackson County Expo and Bi-
Mart Amphitheater.
CENTRAL POINT, OREGON
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258,104
TOTAL POPULATION WITHIN 20-MILE RADIUS
48.79%
MALE
51.21%
FEMALE
$54,211
AVERAGE HOUSEHOLD INCOME WITHIN 20-MILE RADIUS
$307,759
AVERAGE HOUSING VALUE
105,390
TOTAL HOUSEHOLDS IN 20-MILE RADIUS
28.15% FROM 2000
CENTRAL POINT
BY THE NUMBERS

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CENTRAL POINT
POPULATION & HOUSING
POPULATION 5 MILES 10 MILES 20 MILES
2000 Population
Total Population
5,853 47,077 208,719
2010 Population
Total Population
5,877 54,812 235,899
2020 Estimate
Total Population
6,322 60,160 258,104
2025 Projection
Total Population
6,511 62,647 267,959
Daytime Population
2020 Estimate
4,213 63,959 251,031
HOUSEHOLDS BY INCOME 5 MILES 10 MILES 20 MILES
2020 Estimate
Under $14,999 9.7% 10.0% 11.8%
$15,000 - $24,999 12.1% 10.3% 11.0%
$25,000 - $34,999 10.4% 10.1% 10.3%
$35,000 - $49,999 10.6% 12.2% 13.0%
$50,000 - $74,999 24.4% 23.9% 22.3%
$75,000 - $99,999 14.2% 14.4% 13.2%
$100,000 - $124,999 7.4% 8.2% 7.4%
$125,000 - $149,999 4.9% 4.4% 4.2%
$150,000 - $199,999 4.0% 3.4% 3.5%
$200,000 - $249,999 0.9% 1.3% 1.5%
$250,000 + 1.4% 1.8% 2.0%
Median Household Income $57,690 $57,447 $54,211
Per Capita Income $29,880 $29,421 $29,199
Average Household Income $69,261 $71,693 $70,891
HOUSEHOLDS 5 MILES 10 MILES 20 MILES
2000 Households
Total Population
2,349 18,232 82,238
2010 Households
Total Population
2,492 22,038 95,445
2020 Estimate
Total Population
2,724 24,561 105,390
2025 Projection
Total Population
2,830 25,802 110,376
HOUSING UNITS 5 MILES 10 MILES 20 MILES
Occupied Units
2020 Estimate
Owner Occupied 77.8% 67.9% 63.7%
Renter Occupied 22.2% 32.2% 36.3%
Vacant 5.0% 4.8% 5.9%

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GRANTS PASS
ASHLAND

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MEDFORD/GOLD HILL KOA ROGUE VALLEY
INTERNATIONAL-
MEDRFORD AIRPORT
GRANTS PASS
ASHLAND
JACKSON
COUNTY
EXPO &
BI-MART
AMPHITHEATER

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CENTRAL POINT AREA (MEDFORD)
MAJOR EMPLOYERS
ASANTE ROGUE REGIONAL MEDICAL CENTER
1
HARRY AND DAVID
2
JACKSON COUNTY
3
PROVIDENCE MEDICAL CENTER
4
PACIFIC RETIREMENT SERVICES
5

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MEDFORD/GOLD HILL KOA
RV PARK
ADAM LEWIS
Regional Manager, Oregon
License: OR 201209561
Firm License: 200709023
JEFF BENSON
Senior Vice President Investments
Director, National Multi Housing Group
Direct | 310.909.5420
jeff.benson@marcusmillichap.com
License: CA 01327285
SAM NEUMARK
Investment Sales Associate
Direct | 310.909.5433
samuel.neumark@marcusmillichap.com
License: CA 02090800