11941 US HIGHWAY 190 W, Livingston, TX 77351

This turn-key investment opportunity features a full-service waterfront resort with strong in-place, year-round, long-term tenancy, stable rental income, and significant value-add opportunities through rate increases and future expansion. Sandy Creek Campground RV & Mobile Home Park features 77 total sites, including 70 RV sites and 7 mobile home sites, with 4 pull-thru RV sites. Concrete pad sites line the lake banks. Full hookups include water, sewer, and 30/50 amp electric. The property includes boat and trailer parking, 36 mini storage units that are 100% occupied, a manager’s home and office with waterfront deck, and a vacation lake house rental with private street entry. A vintage clubhouse and billiard gameroom feature a lakefront entertainment deck. The property has a massive bulkhead, large boat ramp, 7 fishing piers, an on-site laundromat, restroom and shower facilities, a bonus cabin, a covered open-air pavilion, and picnic and grill entertainment areas throughout the park. Park infrastructure includes expansive street frontage, two separate street entrances, concrete paved roads, and high-elevation waterfront sites. The waterfront clubhouse is a commercial-grade metal Quonset building featuring a large gathering hall with seating, kitchen and pub-style bar, 2 restrooms, a storage room, a billiard pool table and foosball table, and a bonus area with riverfront access and a wood entertainment deck. The office and manager’s home features an office lobby, spacious bedrooms, 1 full bath, a living area and full kitchen, a waterfront wood deck, grill and patio area, a bonus cottage, private parking, and water views. The vacation lake house rental has 2 spacious bedrooms, 1 full bath and 1 half bath, 2 living areas, a sunroom, a chef’s kitchen with breakfast bar, wood cabinetry and appliances, a master suite, and a 2-car garage and storage room. Recent upgrades include full electrical rewire and new electrical panel. The laundromat and restroom facilities feature 4 new commercial Whirlpool coin-operated washers, 4 new commercial Whirlpool dryers, a change machine and folding table, and two spacious restrooms with tiled showers. The property is located approximately 70 miles north of Houston.