Submit a Deal — Parks With Ray

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The Park

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👋 Welcome! We genuinely love meeting the people who bring us deals. Tell us a little about yourself — no need to be an RV park expert to use this form.

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About You

This stays between us and helps us get to know you.

Your Name First and last

Your Role / How You Found This Deal e.g. broker, wholesaler, direct mail, word of mouth

Email Address

Phone / Text Number

How would you prefer we contact you? Pick all that apply

💬 Text (fastest)

📧 Email

📞 Call

Anything else you'd like us to know about you? Optional — we just like people!

💡 Don't stress over this section. Share what you have — rough numbers are fine. We'll dig deeper together. Even partial info is helpful.

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Income & Asking Price

Annual figures unless noted.

Asking Price Current listing price

Gross Potential Income Annual revenue if 100% occupied at market rate

Vacancy Rate Estimated % of income lost to vacancies; 5–10% is common

Other Income Laundry, storage, fees, events, etc.

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Operating Expenses

Annual figures. Enter what you know — leave the rest blank.

Property Taxes

Insurance

Utilities Owner-paid portions

Maintenance & Repairs

Management Fee Typically 6–10% of gross revenue

Marketing & Advertising

Admin / Accounting

Capital Reserves Recommended $50–$100/site/year

Other Expenses

Total Operating Expenses

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Seller & Deal Notes

The more we know about the seller's situation, the better we can structure something that works.

Is the seller open to seller financing?

Yes

Maybe / Open to it

Haven't asked

Any seller financing terms mentioned? e.g. "Seller mentioned maybe 25% carry at 6%"

Open to other creative deal structures? Land contracts, lease-options, earn-outs, etc.

Yes

Maybe

Unknown

Additional Notes Anything else we should know about this deal

✅ Fields marked in green were pre-filled from what you already entered. Just review, adjust if needed, and fill in the rest.

① Property Information

Property Name / Address

State / Market

Number of Sites / Pads

Year Built

Listing / Ask Price ($)

② Income — Gross Revenue

Gross Potential Income ($) Annual, 100% occupied at market rate

Vacancy & Credit Loss (%) Typical: 3–10%; 5% is common

Vacancy Loss ($)

Effective Gross Income ($)

Other Income ($) Laundry, storage, fees

Gross Operating Income ($)

③ Operating Expenses

Property Taxes ($)

Insurance ($)

Utilities ($)

Maintenance & Repairs ($)

Management Fee ($)

Marketing ($)

Admin / Accounting ($)

Capital Reserves ($)

Other Expenses ($)

Total Operating Expenses ($)

Operating Expense Ratio

④ NOI & Valuation

Net Operating Income — NOI ($)

Market Cap Rate (%) RV parks typically 6–9%

Indicated Value — Income Approach ($)

Price / Unit (Market Comps) $/site from comparable sales

Indicated Value — Price/Site ($)

As-Listed Cap Rate (on Ask Price)

⑤ Financing / Debt Structure

Purchase Price ($)

Your Down Payment (%) Typical: 20–35%

Seller Financing (%) Min 20% transient / 40% long-term

Down Payment ($)

Seller Note ($)

Senior Loan Amount ($)

LTV Ratio

Down Payment Interest Rate (%) Rate on your cash equity

Seller Note Rate (%) Interest rate on seller carry

Senior Loan Rate (%) Bank / commercial mortgage rate

Amortization (years) Typically 20–30 years

Loan Term (years) Balloon term; often 5–10 years

Down Debt Service (Annual $)

Seller Debt Service (Annual $)

Senior Debt Service (Annual $)

Total Annual Debt Service ($)

Monthly Payment ($)

⑥ Investment Return Metrics

Pre-Tax Cash Flow ($)

DSCR Must be ≥ 1.25x to meet our minimum

0.00x

Cash-on-Cash Return

Gross Rent Multiplier (GRM)

Break-Even Occupancy

Debt Yield Lenders typically require ≥ 8–10%

📋 Almost done! Here's a summary of your submission. Review it and hit submit when you're ready. We'll be in touch within the response windows listed in our submission guide.

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Summary

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Attach Any Documents

P&L, rent roll, photos, OM — anything you have. All optional but helpful.

Email your documents to: ray@parkswithray.com
Include this deal's property name in the subject line so we can match everything up.

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Deal Submitted!