5254 Rogers Rd, South Fulton, TN 38257
Asking Price: $375,000
Property Type: Improved RV Park / Income-Producing Land
Total Acreage: 5.25 Acres
Property Overview
This property presents a turnkey RV investment with substantial upside through expansion. Currently, approximately 1.25 acres are developed with 10 fully improved RV sites, while the remaining acreage offers room to expand by an estimated 30 additional sites, subject to approvals.
Each RV site is designed for long-term or short-term occupancy and includes 50-amp electrical service, making the park suitable for modern RVs and extended stays.
Infrastructure & Improvements
10 RV sites (approx. 25’ x 40’ each)
50-amp electrical hookups at each site
City water with two separate meters
400-amp utility service
Three 200-amp service panels
1,000-gallon septic system, approved by TN Department of Health (2022)
Only ~24% of total acreage developed, leaving major expansion capacity
The existing infrastructure significantly reduces upfront capital requirements for future growth.
Income Summary (Current Operations)
Occupied Sites: 6
Monthly Rent per Site: $600
Gross Income
Monthly Gross Income:
6 × $600 = $3,600
Annual Gross Income:
$3,600 × 12 = $43,200
Monthly Operating Expenses
Space-related expenses: $600
Insurance: $100
Dumpster: $200
Maintenance: $50
Internet: $125
Total Monthly Expenses: $1,075
Annual Operating Expenses
Operating expenses: $12,900
Property taxes: $550
Total Annual Operating Expenses: $13,450
Net Operating Income (NOI)
$43,200 − $13,450 = $29,750 NOI
Valuation Metrics
Capitalization Rate (Cap Rate)
At the asking price of $375,000:
This cap rate is strong for a rural/small-market RV asset, especially considering:
Minimal deferred maintenance
Existing utility capacity
Significant expansion upside
Upside & Expansion Potential
Estimated additional RV sites: ~30
Even modest expansion could more than quadruple NOI over time
Expansion land already owned — no additional acquisition cost
Utilities partially in place, reducing per-site development costs
Example upside scenario (conservative):
If 20 additional sites are developed and rented at $600/month:
Additional annual gross income:
20 × $600 × 12 = $144,000
Potential stabilized NOI could exceed $130,000+ annually, depending on expense structure
At that NOI, the property could support a valuation well north of $1.5M at market cap rates.
Investment Highlights
✔ Immediate income with existing tenants
✔ Strong cap rate at current operations
✔ Major expansion potential
✔ City water (two meters)
✔ Operational septic system
✔ Low property taxes
✔ Ideal for long-term RV tenants or workforce housing
✔ Scalable business model
This property offers a rare combination of stabilized income and development upside. At under $400,000, the buyer acquires an income-producing RV asset with infrastructure already in place and the ability to dramatically increase value through expansion. It is well-suited for an investor seeking cash flow today and appreciation tomorrow.
