RV Park with Warehouse
For Sale
$1,400,000
7305 Old Hearne Rd, Hearne, TX 77859
49-space RV park with city water, septic systems, and an on-site clubhouse and laundry facilities.
Property Size7,640 SF
Lot Size9.60 Acres
Price / SF$183.25
Days on Market50
Property Features for 7305 Old Hearne Rd
General Information
Standard status
Active
Size
7,640 SF
Lot size
9.60 Acres
Property subtype
RV Park
Occupancy
81%
Financials
Cap Rate
8.9%
Business Included
Yes
Amenities
All concrete roads and pads
Offered for less than $30,000 a space
15 minutes north of Bryan/College Station
City water and septic
Building Details
Year Built
2021
Listing Agency:
(713) 452-4309
Listed By:
David Tietz · License #License(s): TX: 771881
(713) 452-4309
Source:
Marcusmillichap
Added: Jul 10
Changed: Aug 14
Last Checked: Aug 28 at 7:13AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of David Tietz
Investment Insights
Based on property information with market context.
Copper Ridge RV Park is a 49-space RV park located in Hearne, TX, approximately 15 minutes north of Bryan/College Station along Highway 6. The park amenities include high-speed internet, a clubhouse, and laundry facilities with three washers and dryers. There are also three bathrooms with showers available for tenants. The park operates on city water and uses two 2,000-gallon septic systems.
The property is offered as a combined opportunity or with parceling options. A 7,640-square-foot warehouse is included and can be purchased together with the RV park, and the RV park can be parceled on its 6.3-acre tract if the warehouse is sold separately. The current onsite manager maintains the grounds in exchange for a complimentary space and $1,500 per month and is willing to remain post-sale.
Operational economics are supported by current rate structure, including monthly, weekly, and daily pricing, and the park has historically operated at approximately 80% occupancy.
The property is offered as a combined opportunity or with parceling options. A 7,640-square-foot warehouse is included and can be purchased together with the RV park, and the RV park can be parceled on its 6.3-acre tract if the warehouse is sold separately. The current onsite manager maintains the grounds in exchange for a complimentary space and $1,500 per month and is willing to remain post-sale.
Operational economics are supported by current rate structure, including monthly, weekly, and daily pricing, and the park has historically operated at approximately 80% occupancy.
Key Highlights
- 2021‑built 49‑space RV park in Hearne, TX, about 15 minutes north of Bryan/College Station on Highway 6
- Income figures include an 8.90% capitalization rate and estimated net operating income of $124,574
- Park amenities include high‑speed internet plus a clubhouse with 3 washers/dryers and 3 bathrooms with showers
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
$73,291
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
5.24%
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%
$1,465,820
$1.5M
Cap Rate 7%
$1,047,014
$1.0M
Cap Rate 9%
$814,344
$814.3K
Market Conditions
NOI Build-Up for 7,640 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
$140.3K $18.36/SF
− Vacancy
−$7.0K −$0.92/SF
EGI
$133.3K $17.44/SF
− OpEx
−$60.0K −$7.85/SF
NOI
$73.3K $9.59/SF
Area
Robertson County, TX
Vacancy
5.00%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$1,465,820
Cap Rate 7%
$1,047,014
Cap Rate 9%
$814,344
Alternative Uses
Best Use
Apartment 5plus
$1.05M
$916.1K – $1.22M
NOI $73,291 @ 7.0% cap · market cap 5.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.88M
$1.65M – $2.19M
NOI $131,689 @ 7.0% cap · market cap 9.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 77859, TX
7,131
Population
3,361
Households
2.1
Avg Household Size
39
Median Age
14%
College-Educated
82%
High-School Grad
156.8 sq mi
ZIP Area
45
Density / Sq Mi
$52,214
Median Household Income
$28,060
Median Earnings
$651
Median Rent
$160,900
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 - 49-space RV park with city water, septic systems, and an on-site clubhouse and laundry facilities.
Where is this mobile home & rv park located?
The property is located at 7305 Old Hearne Rd Hearne, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 2021‑built 49‑space RV park in Hearne, TX, about 15 minutes north of Bryan/College Station on Highway 6; Income figures include an 8.90% capitalization rate and estimated net operating income of $124,574; Park amenities include high‑speed internet plus a clubhouse with 3 washers/dryers and 3 bathrooms with showers
