Winners Circle RV Resort

Strong Cash Flow, and Scalable Growth

An established, high-demand RV community with strong cash flow and substantial growth potential. With a prime location, low-risk expansion of 85 new RV pads, and strategic rent increases, Winners Circle is positioned for sustained, long-term returns.

RV Park Investment Opportunity

Targeted Net IRR

0 %

Equity Multiple

0 x

Pref*

0 %

Why THIS RV Park?

Below Market Acquisition

10%+ discount on price per pad.

Stabilized Cash Flow

90% Occupancy with minimal seasonality from long term tenants.

Market Rent Upside

Current monthly pad rents 20%+ below comparables.

Fast-Tracked Lower-Risk Development

Existing approval for 85 new pads, cutting out 18-24 months of the building approval process.

Short Construction Timeline

9 Months from first shovel to first rental.

Strong Demand

Mobile’s industries are growing, which means a growing workforce.

Property Overview

Winners Circle Property Overview

Theodore, AL

Location

88

Existing Pads

3

Existing Permanent Rentals

85 Full Hookup

Approved Pads to be developed

88%

Current 12-month average occupancy rate

Located close to Employers & Seasonal Employment Areas

Excellent Reviews

A Simple Business Plan with Extraordinary Results

Optimize existing 91 sites to increase rents to market potential.
Add 85 premium sites & 1 bathhouse
Income Diversification: Transition Winners Circle from a low-end “trailer park” model to a mid-level mixed RV park with both transient guests and long-term residents.
Stabilize & refinance – return 50% of invested capital (invest $100 and get $50 back early)

Pad Count Increase

Existing Pad Count:	91
New Pad Addition:	85 new RV pads
Vertical Construction:	1 Bathhouse
Total Pads After Expansion:	176

Pad Count Increase Includes

Upgrade RC Pads:	Mix of Larger Gravel and Concrete Pads with enhanced finishes and more privacy
Premium Utility Infrastructure:	30-amp and 50-amp electric service, EV charging stations, water and sewer upgrades
Luxury Amenities:	Pickleball courts, fire pits, upgraded dog parks, solar power, clubhouse, storage
Enhanced Landscaping:	Professional landscaping with irrigation and drainage systems

Short 4-Year Investment Timeframe

Purchase 2024 & Exit Year 4 (2028)

Property at Acquisition

Purchase Price: $4,250,000

Purchase Cap Rate: 7.1%

Existing NOI: $312,000

Property at Sale (Projections)

Sale Price: $14,350,000

Exit Cap: 7%

NOI: $1,004,033

Opportunistic Purchase with Reduced Risk

We are purchasing the asset after it’s already gone through extensive restructuring and stabilization with approved development plans in place.

The riskiest part of development is getting construction approval. Winners Circle is being purchased with development approvals in place, saving us 18-24 months and extensive costs.

Investor Returns & Financials Projections

LP Gross IRR (Project Level)

34.9%

LP Gross Equity Multiple

2.9%

Gross Returns Per $100k Invested

$290,000

LP Net IRR

27%

LP Net Equity Multiple

2.3x

Net Returns Per $100k Invested

$230,000

Preffered are returns based on minimum capital invested

* A preferred return (pref) is the percentage amount investors receive before general partners earn a share of the profits. Read more on preferred returns here. Preferred returns are based on investment contribution.

RV Parks: Low Income Volatility & High Profit Margins Compared to Hospitality

Existing Long-Term Residents on 88 Sites & 3 Permanent Rentals

Diversified Income Streams
Year-Round Occupancy
Approved Development Permits for 85 New Pads
Booming Workforce Housing Demand
Existing Rents are Below Market

Low Seasonality:
Demand During EVERY Season

Housing Market in Mobile, AL

Median Home
Price

$240k

Median Household
Income

$29.3k

Average
Rent

$1,172k

"Affordable"
rent

$700-1,000

Winner Circle Current Monthly Rent

$559

Mobile Country has seen a 15% increase in RV registrations over the past theree years, outpacing the state average of 10%

An Affordable Housing Solution in a Tight Housing Market

RV Parks have evolved as more than just outdoor hospitality and are now an alternative solution to affordable housing

Recession resistant housing option
Multi-family amenities without the cost
Pet-friendly housing.
Flexible rental agreements.
“Homeownership” without land ownership.

Recession Resistant Asset

Demand for RV parks increases during recessions
We just own the land; tenants maintain their own RVs
Higher profit margins than multifamily

Lower-Risk Development than Multifamily

Minimal vertical construction
Few variables that impact the development budget
Short development time frame (9 months)

An Excellent Portfolio Diversification Asset

RV park communities offer built-in income diversification

Reliable income from long-term residents
Premium rates from short-term hospitality rentals
Laundry facilities generate additional revenue
Electricity bill-back
Potential for easy additional income diversification through storage, additional EV charging, vending machines, and other amenities

RV parks are ideal for diversifying any existing investment portfolio.

❝ The professional acumen and market insight demonstrated by Ben Spiegel and the Redwood team throughout this venture are commendable, exemplifying a results-driven approach that inspires confidence. ❞

Matt Cawley

President of National Multifamily

❝ The transparency from Redwood Capital is unparalleled. Their monthly investor updates keep me well-informed about my investments and the market, fostering a level of trust and engagement I haven’t experienced with other firms. This open communication is a cornerstone of their service and greatly appreciated. ❞

Ted Koly

Financial Advisor – Portfolio Manager, Morgan Stanley

❝ As the Founder & President of Brahman Capital, a multi-billion dollar long short public equity hedge fund with a 30-year track record, it is very difficult to find the time to analyze middle market private investment opportunities. RCA has been my go-to for off-the-run special situations since 2017. ❞

Mitch Kuflik

Founder of Brahman Capital

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