This gorgeous property includes 9.64 acres of lush grass, mature trees, a meandering creek, and abundant wildlife. This is a perfect opportunity for an owner operator, as well as a solid investment for those in the industry who have a management staff or team already in place. This park is located on the outskirts of Piedmont, MO in the Ozark Foothill Region. The park has over 8,000,000 residents within a three hour radius of its location. The park is two hours from St. Louis, two and a half hours from Paducah, and an hour and a half from Cape Girardeau. Piedmont, MO is at the convergence of State Highways 34 and 49 which makes access to this location quite convenient.

The campground was developed approximately 40 years ago. Today it includes 48 RV pads (31 pads have 30 amp service, and 18 pads have 50 amp service). Of the 48 pads, 41 of them have water, and 35 of them have sewer. 5 of the pads are primitive tent sites. The park has three cabins that are very popular with renters. Their is room to expand the park as well. The park has a small general store that sells limited supplies, snacks, & firewood. The park has a bath house with four bathrooms & showers.

The owners estimate that 60% of the guests are overnight/weekend guests, and 40% are monthly guests. They currently do not offer seasonal rates. The rates were raised for the 2022 season. The park also has five houses onsite that they rent out on a monthly basis that bring in an additional $24,900 annually. One additional rented rents a pad for his trailer at $1,800 annually.

The roads through the park are gravel and are considered to be in extremely good shape. The park features a swimming pool with security fence surrounding it. The park operates on well water & septic. All of the pads are in outstanding shape and don't need any work to accommodate renters. The underground pipes are made out of black roll pipe or schedule 40 PVC. The sewer pipes are made out of 3'' PVC. At the present time none of the sites have electric meters to back-bill long-term guests.

Over the past 3-5 years the owners have made some significant capital improvements to the campground. They have added five new septic systems with field lines, remodeled the bathhouse, expanded pad sizes, expanded roads throughout the park, renovated interior of cabin units, added new roofs on buildings and rental houses.

When asked what improvements they were to make if they were to continue going forward? They replied with "add more camper spots, cabins, and possibly rental campers. We've also considered adding a mini golf course."

When asked what you want potential buyers to know about your campground? They replied with "There is great income as compared to cost of living. We have a rental house business that is on the campground with great tenants that provide year round income."

When asked what makes Beaver Springs different from the average RV park? They replied with "Our park offers cable tv on all sites with the exception of the primitive tent sites. Also the year round income from the rental houses. This is truly a family oriented campground."

What local amenities drives people to your park? They replied with "Clearwater Lake is only one mile away. The local drive-in movie theater just reopened and additional businesses are reopening as well."

Note from listing agent: This property is near Clearwater lake, Piedmont Canyon Club, canoeing, youth club, Lon Sanders canyon, Sam A. Baker State Park, Elephant Rock State Park, hiking, & nearby marina's.

What is the average profile of your guests? They replied with "Most of our guests are families with a large number of retirees. Occasionally we get workers to stay with us if we have availability."

The campground has only had one year with under 3,000 sites rented since 2017. Here is the combined list of overnight & monthly sites rented: 2017 (3,031 sites) 2018 (3,100 sites) 2019 (2,819 sites) 2020 (4,066 sites) 2021 (3,471 sites).

Jonathan Fisher is a licensed broker in the State of Missouri under MR. LANDMAN, LLC, Missouri License #License #2021009405.