1

Property Summary

Offer at $695,000.00

Contact: Chuck Gray, Re/Max Truman Lake, (660) 525-0393 Grand River Resort 11919 HWY 7 Warsaw, Missouri 65355

http://www.grandriverresort.net 18 full hook up RV sites, 6-lodge rooms full kitchenettes, 4-motel rooms, 9-cabins, 1,800 sq ft home, in ground swimming pool, 9-hole mini golf course, playground, retail building, workshops, 4-acres +/- of land, 12,000 sq ft +/- under roof and much more.

4 acres +/- 4 acre tract east of main area/office Home On site 1,896 sq ft 3 bed home RV Sites 16 full hook up annual RV sites 30 AMP service Cabins 9 cabins Lodge /motel 10-units/store/laundry/office/stockroom Mini golf 9-hole, play ground and horseshoe pits. Storage 2-buildings 1-at office site other at home site Pool 16 X 32 in ground, bath area, concrete & wood deck some covered, fenced Zoning No zoning located in Benton County Topography Rolling hills, native trees, plants and grasses Roads Gravel interior roads Street State highway 7 along property line Electric Public Utility. Gas Liquid propane, private Water Private well/municipal water samples sent in every quarter Sewer Treatment plant tract permitted at cabins, home, / septic lagoon at office

Overview 4 acres m/l. Site is not contiguous. Most of the land lies east of the main area. The office, motel & store area is located on 1-acres m/l and is 1-mile west of the RV, home, pool and cabin rental area location.

RV Sites 18 RV sites with full hookups all 17 sites have 30 amp service 1 site has 20 amp service. All sites can be rented on an annual or overnight basis. Each site has own electric meter, tenant pays electric. Average seasonal site rent $900 annually; average market season is March 1 to November 31.

2

Area Truman Lake area. Within 10 miles of 3-marina/boat ramps. Truman Lake is a Army Corp of Engineer Lake consisting of 55,000 acres surface water 950 miles of shoreline, surrounded by 110 acres of public use land. Truman Lake and Lake of the Ozarks join at the dam in Warsaw MO approximately 9 miles form subject property.

Lodge 1.5 stories, wood frame, 2,304 sq ft lodge building with 6- units. Ground

floor units consist of dinning room, family room, full kitchen, 1-bath. Upstairs consist of bedroom with 2-beds and separate HVAC unit. $89.00 per night.

Motel 1-story wood frame, 1,120 sq ft motel building. 4-units, motel room

design. Two beds 1-bath. $59.00 per night Cabins The 9 cabins are wood frame and range in square footage from 400 feet to

700 feet m/l. 1 & 2 bedroom units. All units rent as nightly, weekly or monthly. All equipped with full kitchens, AC/Heat, all utensils & linens.

Four 2- bedroom 1- bath cabins $125.00 per night Two 1- bedroom 1-bath cabins $99.00 per night Three efficiency cabins all contained within one large room $89.00 Office/Store Office /novelty retail store / restaurant, deli shop, building. 840 sq ft wood

frame. Attached is a 576 sq ft (24X24) covered patio/deck and two storage rooms, one is 160 sq ft and the other is 96 sq ft.

Home Ranch style, wood frame, 1,896 m/l sq. ft., three bedroom, one bath, two

car garage. Pool 512 Sq. Ft. in-ground pool, wood deck concrete apron & fence. Chairs,

lounges tables, umbrellas etc. and maintenance room. Workshop Metal siding and roof, concrete floor. Located behind home. County Located in Benton County Missouri. Directions From Clinton MO take HWY 7 south 18-miles to property on left. From

Warsaw MO take HWY 7 north 10-miles to property on left. This resort would be IMPOSSIBLE to build today for $695,000! Located just a short distance from one of the Midwest’s best fishing lakes and thousands of acres of hunting Truman Lake, with 956 miles of shoreline, 55,000 acres of surface water and 110,000 acres of public use land. Plus Consistent repeat clientele!!! Current occupancy 35% plenty of room to grow occupancy

3

Proforma ONLY (not to be relied on) Income and Expense EST.: Proforma estimated from sellers past history, brokers’ opinion only. Buyer to perform Buyers own due diligence. NOT TO BE RELIED ON 2016 Estimate of Income Income is estimated on a 245 day season (35-weeks) 2016 had a 35% occupancy rate of lodge, motel, and cabins. 90% occupancy rate of RV sites; $36,149 Lodge rentals $10,898 Motel rentals $42,300 Two bedroom cabins $20,200 One bedroom cabins $24,200 Three efficiency cabins $15,000 Eighteen RV sites $10,000 Ice cream & ice sales $158,747 Estimate of gross rental income 35-week season 2016 Estimated of Expenses Expenses are estimated from sellers past history, brokers opinion only. Buyer to

perform it’s own due diligence. NOT TO BE RELIED ON. $1,500 Est. of advertising cost $19,500 Utilities $1,200 Fuel & auto $6,630 Insurance $3,700 Credit card fees $200 Pest control $2,700 Laundry $3,000 Linens & lodging supplies $1,000 Swimming pool & supplies $7,093 Property Taxes $9,500 Repairs & maintenance $7,083 Satellite TV, internet, telephone etc. $1,200 Trash removal $250 Waste water treatment plant $250 Water $4,500 Ice cream & ice cost of sales $270 Business licenses & permits $15,000 Labor (housekeepers paid by room) $84,476 Estimate of expenses Est. Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDA) $74,271 EBITDA 11% Cap Rate

4

Broker estimate only NOT TO BE RELIED ON. Estimate of Cash flow & Cash on Cash Return $74,271 EBITDA -$42,210 Annual Debt service on $556,000 @ 4.5% on 20-yr am $32,061 Est. cash flow $139,000 Down payment amount @ 20% = 23% Cash on Cash return of the $139,000 $74,271 EBITDA / $32,061 cash flow = 2.3% debt service Financial Details

Purchase price $695,000.00 Down payment amount 20.000 % Total amount financed $556,000.00

Payment amount $3,517.53 Balloon payment $463,329.49 Total payments $207,534.27

Interest rate 4.500 % Total interest $114,863.76

See Pictures Below

5

Office Ice Cream Store

Motel 4-units Lodge 6-units

Cabins 18-Full hook up RV sites

6

Swimming pool with covered deck

Mini-Golf Special event, weddings, family reunions

Home

7

Interior Pictures of home

8

Aerial Map Showing Placement of the Two Parcels

County Map of Home, Pool, RV park & Cabins

9

County Map of Ice Cream, Office and Lodge

County Map of 4-unoit Motel

10

Ice cream shop kitchen & outdoor patio

11

12