The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

FOR SALE, PRICE REDUCED!

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Listing Broker

Eric Coulsell DRE License 01465230

Phone: 949-383-0813; Email: eric@calcomadvisors.com

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

DISCLOSURES:

The information contained in this Marketing Brochure is proprietary and strictly confidential. It is intended to

be reviewed only by the party receiving it from California Commercial Advisors and should not be made avail-

able to any other person or entity without the written consent of California Commercial Advisors. This Mar-

keting 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. California Commercial Advisors 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, California Commercial Advisors has not verified, and will

not verify, any of the information contained herein, nor has California Commercial Advisors 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.

NON-ENDORSEMENT NOTICE:

California Commercial Advisors 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 California Com-

mercial Advisors, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Califor-

nia Commercial Advisors, and is solely included for the purpose of providing tenant lessee information.

ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONTACT CALIFORNIA COMMERCIAL AD-

VISORS FOR MORE DETAILS.

Listing Broker

Eric Coulsell DRE License 01465230

Phone: 949-383-0813; Email: eric@calcomadvisors.com

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

PRICE REDUCED $65,000!

CALCOM Advisors is pleased to offer Sommerville Almond Tree RV Park For Sale.

The property is now offered for sale at $2,550,000

CAP RATE: 8.18% CASH ON CASH: 10.48%

PROPERTY NARRATIVE

Sommerville Almond Tree RV park is a well located RV Park adjacent to the highly traveled interstate 5

highway, east of the City of Coalinga, in Fresno County. The RV park is “Your Friendly I-5 Oasis” serving

both overnight stays and longer extended stays (weekly and monthly). The park is well kept and main-

tained, clean and safe. The park is noticeably quiet and with very pleasant surroundings.

• The property is an 82 space RV park plus 2 tent sites occupying a parcel of 5.13 acres.

• Two of the RV sites are occupied with a Triplex unit, for 6 units total.

• The RV Park has an all age designation. The RV park was constructed in two phases, 1983 and 1990.

• There is new on site management staff put in place July of 2017. This experienced team has made

marked improvement to quality and profitability of the RV park.

• The RV Park is well amenitized including 2 pools, 2 laundry rooms and 2 restroom & shower service lo-

cations in the park. The pools are open May 1st through October 1st.

• All sites are pull through on gravel pads with full hook ups and 30/50 amp electrical service. Each

space is 10 ft wide with an additional 10 ft wide grassy area with picnic table. The internal roads are

paved.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

NARRATIVE continued

• There is WiFi service in the park (3 points of service located in the park). The WiFi is in review for up-

graded service to meet the bandwidth needs of the tenants. The open park location in the Central Val-

ley of California allows for very clear antennae television and satellite friendly spaces.

• There is a dog walk area on the east side of the property. There is a BBQ and picnic area, which also

allows for campsites near the entrance to the park.

• The onsite management includes a family management team working and maintaining the property

and office duties. There is also a general office manager handling bookkeeping and reservations. The

two office personnel insure that the office is staffed at all open hours (Winter 9am-5pm; Summer 9am-

6pm), 7 days a week.

• The RV Park is offers online reservations and accepts MC/VISA/Discover. The office now sells RV oper-

ation items along with snacks.

• For advertising, the RV park has signage on a tall tower sign visible from I-5 which also advertises the

two gas stations (Shell and Valero) and the food service adjacent to the RV park.

• 2018 improvements to the RV park include adding a second triplex (2 total, 6 units), upgrades to the

overnight RV sites, office remodel, RV specific items retail store, painting of most of the property build-

ings and removal of several trees and stumps.

• 2019 will see continued upgrades to increase the RV Park Good Sam rating. The Good Sam rating in-

creased by 1 point in the first category. Plans for more improvement in rating are being planned.

• The park website is https://www.sommervillervpark.org/.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Financial Performance

Notes to Financials: 1) 2017-2018 Income and Expense figures are from Fed Tax Returns 2) Off site management expense is currently paid to the owner. 3) Property taxes for all years adjusted to List Price at current rate of 1.143280% + $22.64 Fixed amount. 4) Price per space is based on 80 RV spaces, 2 Triplex (6 units) and 2 tent sites for 88 count.

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

2017 Tax Return 2018 Tax Return Average

Income $ 461,606 $ 462,763 $ 462,185

Expenses

Utilities $ 108,082 $ 113,512 $ 110,797

Office Supplies $ 118 $ 360 $ 239

Legal/Professional $ 1,688 $ 1,779 $ 1,734

Appliances $ - $ 1,158 $ 579

Repairs & Maintenance $ 32,905 $ 28,608 $ 30,757

Off Site management $ 23,449 $ 24,841 $ 24,145

Telephone $ 1,447 $ 1,607 $ 1,527

Internet $ - $ - $ -

Merchant Card Bank Fees $ 8,620 $ 9,802 $ 9,211

Permits $ 1,680 $ 1,493 $ 1,587

Hwy Sign Advertising $ 700 $ 700 $ 700

Insurance $ 6,144 $ 6,301 $ 6,223

Property Tax Adjusted $ 29,176 $ 29,176 $ 29,176

Payroll $ 37,929 $ 36,000 $ 36,965

Total Expenses $ 251,938 $ 255,337 $ 253,638

Net Operating Income $ 209,668 $ 207,426 $ 208,547

List Price Cap Rate Per Space

$ 2,550,000 8.18% 2 yr average NOI $ 28,977

Proposed Bank Financing, Broker Estimated

Interest Rate 5.25%

LTV 70%

Down Payment $ 765,000

Loan Amount $ 1,785,000

Amortization (yrs) 25

Monthly Payments $ 10,697

Annual Payment $ 128,359

Cash Flow $ 80,188

Cash on Cash 10.48%

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

RV Park Website Map

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

RV Park Aerial View, image taken from RV Park website.

There are 82 RV spaces. 10 spaces are designated for overnight stays. There are 2 tent camping sites at spaces 83

and 84 near the office. The two Triplex units are occupying space 19 and 59.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Aerial Photo and Location

Above left: Aerial photo taken from Google Earth (Imagery date 5/1/17). Right: located 1/2 between SF and LA. Excellent loca-

tion to explore California. Bottom: Map showing location of City of Coalinga to RV Park. The State Hospital and Prison are locat-

ed midway between the two points; 11 miles to Coalinga from subject property.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Parcel Map

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Parcel 8 S on the map.

5.13 Ac. Total (2.90 ac + 2.23 ac)

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Property Photos (all photos taken January 2019)

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Above: East side of park, just past check in office. Double wide mobile home is park owned and is residence of onsite manage-

ment family team. Grassy area has been used for tent camping, picnics and BBQ area for guests/tenants.

Below: Looking west from picnic area. Overnight guests are located at west and south portion of park. Pedestals marked with

red paint.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Property Photos

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Above: Far East end of RV Park. Tall sign in background with RV Park and gas station signage.

Below: Another view west from picnic/office area.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Property Photos

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Above: South west view of RV park. Red painted pedestal for overnight guests in foreground. Triplex and pool/laundry back left.

Below: Looking south from northwest. Easy pull through spaces, 10 ft width gravel pad, with 10 ft width grass area with picnic

table.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Property Photos

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Above: Laundry room East. Two washers two dryers. The machines are RV park owned and operated.

Below: Pool West. There are two pools/laundry/restroom/shower facilities at the property.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park

Property Photos

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Above: Triplex unit. West side of park. The Triplex is located near the trash bin area. This triplex optimizes a typically undesirable

RV space near busy trash bins. There are 2 Triplex units with the second unit installed 2018.

Photos of inside of Triplex are

taken from RV Park website. 1

bed 1 bath with TV, microwave

and refrigerator. Ideal for con-

tract workers in area. Plenty of

industry (Energy, Ag) in area.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Property Photos

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Above: Storage and maintenance building. Located on other side of office. Double wide home of park managers adjacent.

Below: RV Park entrance/check in. Office and Storage building. Concrete block construction. Roll up garage door.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

LOCATION

• Sommerville Almond Tree RV Park is well located for travelers looking to explore California. The

Central Coast, Sequoia, Kings Canyon, Yosemite and Pinnacle Point National parks are all located

within 100 miles of the park.

• Similarly, the park sits almost in the middle between San Francisco and Los Angeles, with both cities

being approximately 190 miles away.

• The City of Coalinga is located approximately 11 miles west on W. Jayne Ave, Jayne Ave becomes

highway 33 prior to entering the Coalinga.

• The significant economic drivers for the area, the State Hospital and Pleasant Valley Prison, are lo-

cated 4 miles west on Jayne Ave between the City and Sommerville Almond Tree RV Park.

City of Coalinga, “The Sunny Side of the Valley”

The City of Coalinga is a full service community with a high quality of life, low crime rates, and quality housing. Coalinga esti-

mated population in 2018 is approximately 18,000 per City website. Coalinga also has quality schools, a library, a museum, and

many recreational facilities. Coalinga also serves as the regional retail center of western Fresno County with a Rite-Aid,

Walgreens, and two major grocery stores. Key community events include the Annual Horned Toad Derby, Annual 4th of July

Fireworks Display, and Wham-O-Bass Hot Air Balloon Festival. Coalinga is the home of West Hills College. West Hills College

continues to experience significant growth, providing college level course-work in a variety of disciplines. Enrollment numbers

are steady at 3,000 students.

It should be noted that in the City of Lemoore, there is a man made wave pool (Kelly Slater built) that holds annual competi-

tions. This competition provides Sommerville Almond Tree RV Park with many guests during the tournament. A new owner can

seek out Central Valley/Fresno County events to advertise accommodations.

Coalinga Statistics:

Population: 16,598 (2016), current estimates approximately 18,000, 35% increase in population since 2000.

Median Gross HH Income $54,605, 36% increase in HH income from 2000.

Median Gross Rent: $859. A search of available rentals: Apt 2 bed/1 bath: $788, Townhome 2 bed/2 bath $935-$1,050

Interstate 5 traffic at Jayne Ave (Sommerville RV Park and Coalinga exit, source CalTrans): Yr 2011: 33,000 average annual daily

traffic volume Yr 2017: 43,000 average annual daily traffic volume, 30% increase in traffic at Coalinga/subject property exit in 6

years.

Websites: http://www.coalinga.com/; http://www.dsh.ca.gov/coalinga/; https://coalingachamber.com/

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

City of Coalinga (continued)

Economic Drivers:

• Coalinga State Hospital: One of five California state hospitals, Coalinga State Hospital opened in 2005. The hospi-

tal is a self-contained psychiatric hospital with a security perimeter. The hospital has 1,286 beds and 2,285 em-

ployees. One third of the staff lives in Coalinga with remaining living within 70 miles. For 2013-2014, the hospital

spent over $15M for local products and services. The hospital partners with West Hills College and Fresno City

College. West Hills graduate have provided hundreds of new employees and over 400 RNs from Fresno City Col-

lege have completed clinical rotations at the state hospital.

• Pleasant Valley State Prison: 640 acre facility, prison population 3,117 as of 2/6/19. Pleasant Valley State Prison

(PVSP) manages public safety and public service while providing modern long-term housing and professional reha-

bilitative services for inmate of all custody levels. Education and Career Technical skills are offered to inmates and

the prison offers support to our local community through inmate work crews, mutual aid agreements in fire sup-

pression and with local Law Enforcement Agencies.

• Energy: Coalinga is home to the Coalinga Oil Field (8th largest in California), operated by Chevron and Aera Energy

and also home to one of the world’s largest solar thermal enhanced oil recovery demonstration facility

• Agriculture: Fresno County’s economic base has historically been and continues to be agriculture. In 2014, the ag-

ricultural industry provided an estimated 49,100 jobs, making up 13.6 percent of all classified industry jobs. The

production value of agricultural products in Fresno County in 2012 was over $6.59 billion. The County continues to

lead the State and the Nation in being number one in the value of agricultural production. The famous Harris

Farms Ranch and Inn has a Coalinga address and is located 10 miles north along interstate 5.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Occupancy and 2019 Rental Rates

RV Park Occupancy Data is generated from Campground Master software. Total possible days calculations are broker generated.

2019 Rates effective January 1st 2019.

"Occupancy Days"

2018 2017 Delta

Overnight 2,719 3,136 (417)

Weekly 198 377 (179)

Monthly 9,788 9,190 598

Long Term 6,399 6,889 (490)

Workamper 399 756 (357)

Room 1,747 424 1,323

Tent 10 - 10

Total 21,260 20,772 488

Overall occupancy 66.2% 64.7%

Total possible Days # of spcs/units Total

RV Sites 365 80 29,200

Tent Sites 365 2 730

Triplex 365 6 2,190

Total 32,120

2019 Rates for Sommerville Almond Tree RV Park

Overnight $ 45.11

Weekly $ 245.00 Includes Electricity Usage

Monthly $ 520.00 Plus Electricity

Triplex $ 500.00

Tent $ 35.00

Dump Station $ 12.00

Discounts offered to: Good Sam, AARP, FMCA, AAA or Retired Military

Discount Rate (10%)

Overnight $ 40.60

$ 39.60 Cash payment

Group Discount Rate (25%)

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

RV Park Rent Comparables

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

A survey of RV parks throughout California, from northern part of Los Angeles County north to the town of Corning in Northern

California was done in February 2019. This rent information comes from the advertised base rate on the property website.

The rates posted at any particular property were averaged for a particular rental time frame. Many RV parks operate in similar

fashion with a base rent plus electricity/utilities for longer stays. Many parks including the subject property offering discounts

based on various club memberships and RV/Campground programs.

A total of 12 RV parks were surveyed. Sommerville Almond Tree RV Park is popular with “snowbird” travelers given the central

location between Los Angeles and San Francisco along with close distances to the National Parks and points of interest in Cali-

fornia both west to the Central Coast and east to the Sierras. With a modest increase to advertising and marketing to the RV

community highlighting the location within California, increased occupancy and rental rates is reasonably expected.

Sommerville Almond Tree RV Park rental rates are below or near the average rental rates in overnight, weekly and monthly

terms. The RV park offers the amenities found at many higher end RV parks, two pools, restrooms, showers, Wi Fi, laundry,

dog runs, excellent Interstate 5 location and serene quiet atmosphere. Sommerville Almong Tree RV Park is a fine spot for

travelling snowbirds as well as longer stay tenants working in the nearby diverse industries.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

RV Park Rent Comparables Weekly and Monthly

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

RV Park Rent Comparables Table and State Map

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

No Park Name Overnight Rate Weekly Rates Monthly Rates

A Petaluma KOA $ 87 $ 546 n/a

B RV Park @ Rolling Hills Casino $ 35 $ 350 n/a

C Valencia Travel Village $ 65 $ 364 $ 1,050

D Viking RV Park $ 40 $ 130 $ 380

E Riverland RV Park $ 50 $ 240 $ 700

F Bakersfield RV Park $ 57 $ 342 n/a

G Bear Mountain RV Park $ 27 $ 150 n/a

H River Run RV Park $ 46 $ 245 $ 588

I Heritage RV Park $ 42 $ 255 $ 395

J Flag City RV Resort $ 65 $ 341 $ 905

K Kit Fox RV Park $ 43 $ 208 $ 663

L Lost Hills RV Park $ 52 n/a $ 600

M Sommerville Almond Tree RV Park $ 45 $ 245 $ 520

Average $ 50 $ 285 $ 644

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

RV Park Rent Comparables Map

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Closer Detail of the Ren Comparables

throughout State of California.

Sommerville Almond Tree RV Park is

letter “M”.

The rent comparables provides a

broad geographic range of properties

for comparison purposes.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Financial Performance Metrics

Campground Master Software Reporting

"Comparison by Payment Method"

2018 2017 Change (y/y)

Cash $ 77,610 $ 64,995 $ 12,615

Check $ 32,030 $ 32,752 $ (722)

Master Card $ 90,891 $ 58,365 $ 32,526

Visa $ 245,937 $ 286,392 $ (40,454)

Discover $ 14,286 $ 7,263 $ 7,023

Workamper $ 9,470 $ 17,435 $ (7,965)

"Comparison By Category"

2018 2017 Change (y/y)

Daily Rate $ 108,495 $ 103,066 $ 5,429

Weekly $ 6,458 $ 12,313 $ (5,855)

Monthly $ 274,186 $ 251,461 $ 22,725

Propane Sold $ 9,715 $ 9,384 $ 331

Electricity Reimbursement $ 41,432 $ 49,936 $ (8,504)

Dump Station Charges $ 1,180 $ 971 $ 209

Cancellation Fees $ 60 $ 72 $ (12)

Security Deposit $ 3,000 $ 1,500 $ 1,500

Sales Tax $ 32,117 $ 30,292 $ 1,826

Misc Extras $ 261 $ 640 $ (379)

Merchandise $ 926 $ - $ 926

Laundry $ 6,004 $ 3,080 $ 2,924

Discounts $ 10,361 $ 10,505 $ (144)

Refund $ 10,874 $ 6,769 $ 4,105

Campground Master Accounting Operating Software Reporting

The above info is presented to provide additional color on the operations of Sommerville Almond Tree RV Park.

Notes:

1) Cash and checks received are deposited to Union Bank in Coalinga twice a month, around 2nd and 15th of each month. There is a secure safe in the office to hold receipts until deposit.

2) Refund line item is return of deposits or prorated monthly stays. This is a rolling number.

3) Deposits are returned upon tenant leaving. Deposit amounts are $500 per unit for the Triplex (6 units).

4) Sales tax collection: Sales tax is charged and collected on nearly all transactions except for electricity and dump station use. Property owner pays the State of California the sales tax separately.

5) The RV park accepts checks. The park charges $35 for first bad check, $45 for second bad check, there is no 3rd chance.

6) Park deposit line item is a running total.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Operational Narrative

• The daily sites (10 sites exclusively overnight guests) are marked with red paint on the pedestal and

longer stays are marked with brown paint on the pedestal.

• The park uses Payality for payroll services. Payality is located in Kingsburg, CA. The 3 employees paid

through this service. Payroll wage expense $2,750 per month.

• Discounts to standard rate: group rate 25% discount, 10% discount to individuals such as Good Sam,

Retired military

• The park typically raises rent/rate once annually after doing a survey of parks along Interstate 5 in

California.

• The only advertising the RV park does are 2 Caltrans Adopt a Highway Signs on I-5, one Northbound

and one Southbound. This cost is $700 annually. The RV Signage on the tall sign is part of the owners

association and the park maintains lighting behind the RV section of sign at park expense.

• Sources of employment for longer term tenants: PomWonderful/Paramount Farms operations and

other Agriculture, Multiple solar panel fields, large PG&E yard/operations, City of Coalinga, Pleasant

Valley Prison, Avenal State Prison. For example, California State Hospital: 5 current tenants including

1 physician that has been in the park for 5 years.

• Ferrell Gas is the propane supplier. There are 4 propane tanks: 1 each for the laundry/pool locations,

1 for the park owned mobile home for the managers and 1 for the tenants. The income from the pro-

pane sales to tenants essentially covers the propane use for the entire park operations.

• Workampers: There are currently two workampers being used at the park. This is a good source of

labor for the park. The workampers provide 16 hours of work a week for free rent and utilities. Free

rent and utilities is estimated at $700 per month per person.

• HCD permit is for 0 MH, 2 RV spaces with drains and 85 RV spaces without drains for 87 lots. The RV

park currently has 2 tent spaces (RV spaces w/o drains) and 82 spaces with drains (full hook ups) and

1 MH for the park managers. The discrepancy is being investigated by broker. Buyer to investigate

additionally.

• Triplex units occupy space 19 and 59. These are spaces adjacent to the trash dumpsters which are

adjacent to pool area.

• The RV park uses Campground Master as their software operations and accounting software. Finan-

cial data from this software provided in previous pages. Buyer to verify information.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Operational Narrative

• The park rehabbed approximately 18 spaces in 2018. Rehabilitation includes new pea gravel and space

leveling.

• Laundry machines are park owned. Laundry is charged $2.00 per wash and $1.50-75 per dry. The ma-

chines are emptied of coins once monthly on the 1st. The laundry service at the park can make approxi-

mately $900/monthly.

• The RV park was constructed in 2 phases, it is believed the first phase (eastside) constructed in 1983 and

the second west side in 1990. The westside spaces are 67 ft long and can accommodate 40ft+ RVs. A 47

ft RV has been a guest previously. The eastside section are shorter spaces approximately 60 ft. On both

sides the end cap spaces are shorter in length. The spaces are 10 ft wide with an adjacent 10 ft wide

grassy area with picnic table per space.

• 10 spaces located on the westside are dedicated overnight daily spaces. It is believed that the RV park

must maintain 9 spaces for overnight guests. These spaces do not have metered pedestals.

• The park website is maintained and updated by park staff. Website created with Wix.com

• The park offers online reservations. The onsite RV Park staff handles all reservations.

• The water and sewer service is provided by a private system that is maintained by the local owner associ-

ation. Additional details provided in this offering with additional documentation provided in escrow. The

RV park share of maintenance and operation cost is 27.4%. The water and sewer lines that serve the ad-

jacent north parcels run under the main street through the RV park. This street is identified as Outlot C

in documentation.

• A new water pump serving the RV park was installed in August of 2017.

• One of the onsite staff is provided with a credit card with $750 per month limit for petty cash charges/

minor R&M at the park. This is line item VISA on the expense detail; $10,703 total for 2018.

• Regarding water pumps, there is one pump at the well and two pumps at the water tank. The water

pumps at the water tank were replaced. The water tank and these two pumps service all 8 parcels of the

Association. Within the RV park, the pressure release valves and shut off valves were replaced. The re-

placed of pumps and valves was completed December 2018.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Water and Sewer Treatment Plant

The RV park receives water and sewer service from the Water and Sewer Treatment Plant located on the parcel “Outlot A” imme-

diately south of the RV Park parcel, see map below. This plant is owned and operated by the Sommerville Almond Tree Owners

Association. The Association is operated out of Fresno. California Water Services manages the system (maintenance and labora-

tory testing) for the Association. The Sommerville Almond Tree Owners Association is comprised of the property owners of the 8

parcels located north and northwest of the private water/sewer system. The RV park is parcel 8. Red arrow is location of the

water and sewer treatment plant, the yellow arrows are the RV park.

The water and sewer lines that serve the northern parcels (1-7) run under the main road through the park, Outlot C. The system

is maintained by all the parcel owners on a proportionate basis. The percentage of responsibility for the treatment plant for the

RV park is 27.4%. Line items on the monthly bill are: Water costs, Sewer Costs, Sign Tower and Street Lights (25%) and Recovery

& Administration (27.4%). Water and sewer costs are based on gallon usage. The 2018 annual cost for water/sewer for the RV

park was $26,400. Regarding water pumps, there is one pump at the well and two pumps at the water tank. The water pumps at

the water tank were replaced. The water tank and these two pumps service all 8 parcels of the Association. Within the RV park,

the pressure release valves and shut off valves were replaced. The replaced of pumps and valves was completed December 2018.

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Sommerville Almond Tree RV Park 41191 South Glen Avenue, Coalinga, CA 93210

Property Photos - Treatment plant (sewer/water)

The enclosed information has been sourced from parties we believe are both credible and reliable; however, it is incumbent upon any buyer to verify the data as to its accuracy prior to purchasing this property.

Broker makes no warranties, guarantees, or representations that the are either expressed or implied as to the accuracy of this information.

Broker: Eric Coulsell DRE lic. 01465230 cell 949-383-0813 email: eric@calcomadvisors.com

Above: Picture of water/sewer treatment plant and lagoons.

Side: Aerial view of location of treatment plant, outlined in yellow.

This parcel is Not A Part (NAP) of the RV park offering. The treatment

plant maintenance and servicing is shared responsibility of the local

property owners. The RV park water and sewer is serviced by this

treatment