RV Park and Income
For Sale
$1,300,000
1053 SH 322, Longview, TX 75603
COMMERCIAL, Longview, TX
Property Size6,750 SF
Lot Size5.99 Acres
Price / SF$192.59
Days on Market262
Property Features for 1053 SH 322
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Concrete Yard, Fenced Parking, Fenced Yard, Landscaped, Lighted Parking, Paved Yard, Security Parking
Directions
Address is also 1053 Gardiner Mitchell Pkwy/Lakeport/Longview. I20 E towards Shreveport, exit & take a R onto Estes Pkwy, R onto Gardiner Mitchell Pkwy/SH 322, property on the R.
Subdivision
LGV ISD 113
Standard status
Active
Lot size
5.99 Acres
Amenities
RV hookups
Building Details
Number of units
3
Building materials
Brick, Metal, Pier & Beam, Slab
Roof type
Composition
Listing Agency:
Coldwell Banker Lenhart · Coldwell Banker Real Estate
(903) 753-0447
Listed By:
Jessica Radabaugh · License #0605576
(903) 812-1577
Added: Dec 10, 2025
Changed: Aug 28
Last Checked: Aug 29 at 10:06PM
MLS# 20258294
Copyright © 2026 Longview Area Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This income-producing property combines an RV park setup with two leased buildings. The package includes a residential home described as approximately 3,000 square feet, currently leased and generating monthly income. A separate commercial building of approximately 3,750 square feet is also leased.
The RV portion is described as having 20 fully operational RV hookups already in place, with infrastructure and space to add 10 more sites. The property is listed as being minutes from the airport.
The buildings are reported as already occupied, supporting an “income first” structure alongside the described ability to expand the number of RV sites.
The RV portion is described as having 20 fully operational RV hookups already in place, with infrastructure and space to add 10 more sites. The property is listed as being minutes from the airport.
The buildings are reported as already occupied, supporting an “income first” structure alongside the described ability to expand the number of RV sites.
Key Highlights
- 6‑acre income property with leased residential home and leased commercial building
- 3,000 sq ft residential home is currently leased and generating monthly income
- 3,750 sq ft commercial building is leased for long‑term revenue
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$68,344
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.26%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,366,880
$1.4M
Cap Rate 7%
$976,343
$976.3K
Cap Rate 9%
$759,378
$759.4K
Market Conditions
NOI Build-Up for 6,750 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$121.5K $18.00/SF
− Vacancy
−$12.2K −$1.80/SF
EGI
$109.4K $16.20/SF
− OpEx
−$41.0K −$6.07/SF
NOI
$68.3K $10.13/SF
Area
Gregg County, TX
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,366,880
Cap Rate 7%
$976,343
Cap Rate 9%
$759,378
Alternative Uses
Best Use
Mixed Use
$976.3K
$854.3K – $1.14M
NOI $68,344 @ 7.0% cap · market cap 5.26%
Second Best
Apartment 5plus
$720.8K
$630.7K – $840.9K
NOI $50,456 @ 7.0% cap · market cap 3.88%
Theoretical Best
Hotel Hospitality
$5.08M
$4.45M – $5.93M
NOI $355,894 @ 7.0% cap · market cap 27.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Explore this area
Business Placement
Demographics for 75603, TX
5,784
Population
2,983
Households
1.9
Avg Household Size
45
Median Age
25%
College-Educated
93%
High-School Grad
53.0 sq mi
ZIP Area
109
Density / Sq Mi
$67,067
Median Household Income
$32,375
Median Earnings
$687
Median Rent
$175,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Income-producing RV park with leased residential home and commercial building plus 20 active RV hookups.
Where is this mobile home & rv park located?
The property is located at 1053 SH 322 Longview, TX.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 6‑acre income property with leased residential home and leased commercial building; 3,000 sq ft residential home is currently leased and generating monthly income; 3,750 sq ft commercial building is leased for long‑term revenue
