FOR SALE: Sommerville Almond Tree RV Park - LoopNet

 
FOR SALE: Sommerville Almond Tree RV Park - LoopNet
FOR SALE:
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.
FOR SALE: Sommerville Almond Tree RV Park - LoopNet
Sommerville Almond Tree RV Park
41191 South Glen Avenue, Coalinga, CA 93210

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

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

California Commercial Advisors is pleased to offer Sommerville Almond Tree RV Park For Sale.
Sommerville Almond Tree RV park is a well located RV Park adjacent to the highly travelled interstate 5 highway, east of the City of
Coalinga, in Fresno County. 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 is “Your Friendly I-5
Oasis” serving both overnight stays and longer extended stays (weekly and monthly). The park is well kept and maintained, clean
and safe. The park is noticeably quiet and with very pleasant surroundings. 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 locations 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.

Utility service to the property is electricity provided by PG&E, Ferrell Gas for propane, dumpster trash service (2 locations in park)
and private water/sewer system owned and maintained by Sommerville’s Almond Tree Owners Association, a California Non-
Profit Corporation.

There is WiFi service in the park (3 points of service located in the park). The WiFi is in the process of being upgraded to meet the
bandwidth needs of the tenants. The open park location in the Central Valley 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 operation items along with snacks.

Sommerville Almond Tree RV Park is well located for travelers looking to explore California. The Central Coast, Sequoia, Kings Can-
yon, 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.

In terms of 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. 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 Hospi-
tal and Pleasant Valley Prison, are located 4 miles west on Jayne Ave between the City and Sommerville Almond Tree RV Park.

2018 improvements to the RV park include adding a second triplex (2 total, 6 units), upgrades to the overnight RV sites, office re-
model, RV specific items retail store, painting of most of the property buildings and removal of several trees and stumps. 2019 will
see continued upgrades to increase the RV Park Good Sam rating. The park website is https://www.sommervillervpark.org/.

Bank financing available, please see financial section for details.

The property is offered for sale at $2,615,000
Price per space/unit: $29,716
Cap Rate: 7.7%

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

City of Coalinga, “The Sunny Side of the Valley”
Located in Fresno County, Coalinga is one of the few cities that began as a mining town and survived. Oil provided the commu-
nity with over 100 years of relative prosperity, but it was the discovery of coal that inspired the name, Coalinga. In 1889 the
Coalinga Post Office was established. By 1910, Coalinga was the third largest shipping point for the railroad in California, with
nearly all the tonnage connected to oil production. A handful of local citizens began the process of incorporation, which was
completed in April of 1906 and in 1909, the Coalinga Chamber of Commerce was organized. Coalinga’s oil field produced men
and companies who were to become some of the giants of the industry, one being R.C. Baker, the founder of Baker Oil Tools.
Coalinga College was established in 1932. Later renamed West Hills Community College District serving students from Coalinga,
Mendota, Firebaugh, Lemoore, Avenal and Huron.

The biggest test for the city came on May 2, 1983, when Coalinga experienced the 6.7 earthquake that leveled a significant por-
tion of the business district. Residents realized that the oil was not going to last forever and the earthquake was the catalyst
that inspired the City to look for new economic opportunities. It was very successful, the State Department of Corrections locate
a major prison facility in the Pleasant Valley in 1991, Coalinga State Hospital in 2005, a 40-acre industrial park adjacent to the
city. In addition there is an $8 million airport facility (5,000 ft runway) and in 1998, the residents approved a bond issue for a
new $14 million hospital, the Coalinga Regional Medical Center, with the latest in medicine technology.

As a result the City of Coalinga is a full service community with a high quality of life, low crime rates, and quality housing. Coal-
inga estimated population in 2018 is approximately 18,000 per City website. Coalinga also has quality schools, a library, a mu-
seum, 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.

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

City of Coalinga (continued)
Economic Drivers:

•      Coalinga State Hospital: One of five California state hospitals, Coalinga State Hospital opened in 2005. The hospital is a self-
       contained psychiatric hospital with a security perimeter. The hospital has 1,286 beds and 2,285 employees. 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 College 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 rehabilitative 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 suppression and with local Law Enforce-
       ment 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 agricultural
       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 Na-
       tion 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.

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.
FOR SALE: Sommerville Almond Tree RV Park - LoopNet
Sommerville Almond Tree RV Park
41191 South Glen Avenue, Coalinga, CA 93210

Property Photos

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.

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.
FOR SALE: Sommerville Almond Tree RV Park - LoopNet
Sommerville Almond Tree RV Park
41191 South Glen Avenue, Coalinga, CA 93210

Property Photos (all photos taken January 2019)

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.

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.
FOR SALE: Sommerville Almond Tree RV Park - LoopNet
Sommerville Almond Tree RV Park
41191 South Glen Avenue, Coalinga, CA 93210

Financial Performance

                                                                                     2017                                             2018                                        Proforma
                         Income                                        $                      461,606                   $                      464,133                   $                      487,340

                       Expenses
PG&E                                   $                                                      -                    $                       85,487                   $                       85,487
Trash                                  $                                                      -                    $                        7,629                   $                        7,629
Propane                                $                                                      -                    $                       10,801                   $                       10,801
Water/Sewer                            $                                                      -                    $                       26,400                   $                       26,400
                       Total Utilities $                                                108,082                    $                      130,317                   $                      130,317
Office Supplies                        $                                                    118                    $                            -                   $                          118
Legal/Professional                     $                                                  1,688                    $                            -                   $                        1,688
Home Depot (R/M)                       $                                                      -                    $                        7,294                   $                        7,294
Repairs & Maintenance                  $                                                 32,905                    $                        7,523                   $                        7,523
VISA fees (Petty Cash & R/M)           $                                                      -                    $                       10,703                   $                       10,703
Off Site management                    $                                                 23,449                    $                       29,482                   $                       38,987
AT&T                                   $                                                  1,447                    $                        1,606                   $                        1,606
Internet                               $                                                      -                    $                        6,485                   $                        6,485
Merchant Card Bank Fees                $                                                  8,620                    $                        7,549                   $                        7,549
Permits                                $                                                  1,680                    $                        1,493                   $                        1,493
Hwy Sign Advertising                   $                                                    700                    $                          700                   $                        2,400
Insurance                              $                                                  6,144                    $                        6,301                   $                        6,301
Property Tax Adjusted                  $                                                 29,919                    $                       29,919                   $                       29,919
Payroll                                                           $                       37,929                   $                       33,000                   $                       33,000
Total Expenses                                                    $                    252,681                     $                     272,372                    $                      285,384

            Net Operating Income                                  $                     208,925                    $                      191,761                   $                      201,956
           2017-2018 average NOI                                                                                   $                      200,343

                       List Price                                              Cap Rate                                                                                      Per Space
      $                          2,615,000                                      7.7%                                        2 yr ave NOI                           $                 29,716

Financing Quote: 5.75% interest, 70% LTV, 25 year amortization, 5 year fixed with DCR 1.50.

Down Payment: $784,500, monthly debt service: $11,516, cash on cash (with principal paydown); 8.13%

Notes to Financials: 1) 2017 Income and Expense figures are from 2017 Tax Return, 2018 are calculated totals for 2018 tax return. Income is from
bank statements. 2) Proforma income is a 5% increase in revenue year over year. Comprised of 2019 rental increases and hands on ownership. 3)
Off site management expense is currently paid to out of state owner. Increased to 8% of gross income. 4) Property taxes for all years adjusted to
List Price at current rate of 1.143280% + $22.64 Fixed amount. 5) Expense ratio is 58.6% at Proforma. 6) 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

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

Financial Performance Continued
   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.
FOR SALE: Sommerville Almond Tree RV Park - LoopNet
Sommerville Almond Tree RV Park
41191 South Glen Avenue, Coalinga, CA 93210

Financial Performance Continued

                    "Occupancy"

                                                                         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%)

RV Park Occupancy Data is generated from Campground Master software. Total possible days calculations are broker generated.
2019 Rates effective January 1st 2019.

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

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.

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

Property Photos

Above: Far west end of park. Adjacent westerly parcel is agriculture.

Below: Additional view of overnight spaces, red painted pedestals. RV Park is in process of rehabilitating/maintenance of gravel
pads.

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

  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.

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 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

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
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 Map

   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.

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

Property Photos

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.

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

Property Photos

Above: Pool East. Picture taken January 2019, cold and rainy hence the debris in the pool.

Below: Outside laundry room West. Solid concrete block construction.

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
Property Photos

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.

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

Operational Notes and Discussion

       •      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 ser-
              vice. 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 propane 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 dis-
              crepancy 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. Financial data from this soft-
              ware 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 Notes and Discussion

•      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 machines are emptied of
       coins once monthly on the 1st. The laundry service at the park can make approximately $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 association. Additional de-
       tails provided in this offering with additional documentation provided in escrow. The RV park share of maintenance and oper-
       ation cost is 27.4%. The water and sewer lines that serve the adjacent 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 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

Above: North end of RV park. Valero gas and convenience store in background. View is East to Interstate 5.

Below: North end of RV park. Vacant land is adjacent to the north. View is west. Traffic is on Jayne Ave which goes to City of Coal-
inga.

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

Property Photos

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.

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

Property Photos

 Above and Below: Grassy dog walk area on East side of parcel. The grassy area runs the length of the parcel, approximately 470 ft.
 The master park propane tank that is used by the park to sell propane to tenants is seen in above photo right.

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

Property Photos

          Above: Trailer park spaces and tenants. Below: Cottages (C, D) Cottage B is adjacent to C.

Above: Large signage at corner of Jayne and Glenn with RV park advertising.

Below: Exit off of Interstate 5 headed north. Sommerville Almond Tree RV park just on west side of I-5 over freeway.

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
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)

                                                                                            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

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

 Parcel Map

                           Parcel 8 S on the map.

                           5.13 Ac. Total (2.90 ac + 2.23 ac)

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 Website Map

         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.

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

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.
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