9825 hwy 169, garrison, mn 56450 · 2014. 9. 9. · opportunity. the park has frontage on both hwy...

9825 HWY 169, GARRISON, MN 56450

COMMERCIAL REAL ESTATE | BUSINESS BROKERAGE | LAND & BUILDING DEVELOPMENT

INVESTMENT & INCOME PROPERTIES | TAX DEFERRAL STRATEGIES

BOB’S TRAILER & RV PARK

{ Table of Contents }

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9825 HWY 169, GARRISON

521 CHARLES STREET | PO BOX 327 | BRAINERD, MN 56401 | 218-828-3334© 2014 Close~Converse: The above information has been obtained from the property owner or other sources that we deem reliable, however, neitherthe owner nor Close~Converse Commercial & Preferred Properties, guarantees the accuracy of such information. No part of this information may bereproduced, adapted, or transmitted without the prior written consent of Close~Converse Commercial & Preferred Properties. www.closeconverse.com

3 - 5 Features6 Rent Roll7 Pro Forma8 Site Plan9 - 11 Floor Plans12 - 16 Photos17, 18 Aerial Photos19 Section Map20 Zoning 21, 22 Zoning Description23 Traffic Counts24 Location Map25 Mille Lacs Lake26, 27 Demographics28 Thank You29 Agency Disclosure30 Contact

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{ Features }

www.closeconverse.com© 2014 Close~Converse: The above information has been obtained from the property owner or other sources that we deem reliable, however, neitherthe owner nor Close~Converse Commercial & Preferred Properties, guarantees the accuracy of such information. No part of this information may bereproduced, adapted, or transmitted without the prior written consent of Close~Converse Commercial & Preferred Properties.

521 CHARLES STREET | PO BOX 327 | BRAINERD, MN 56401 | 218-828-3334

Bob’s Trailer& RV Park.With a long standing historyright in the crux of Garrison,purchasing Bob’s Trailer & RVPark is a rare and excitingopportunity. The park hasfrontage on both Hwy 18 andHwy 169, overlooking majestic Mille Lacs Lake. Thepark consists of 29 mobilehome sites, 22 RV sites, anopen campground, along with a pump house, shower house, and fish cleaning house. Property also has a pole barn,shed, apartment, garage/retail building plus a house with a garage and park offices. In excellent condition, thispark provides an exceptional opportunity to an owner/investor looking to capitalize in the lakes area, while livingin nature’s northwoods paradise. Garrison is considered the hot spot on Mille Lacs Lake for fishing, shopping, din-ing, dancing and more - now its your turn to benefit from the locals and tourists alike.

Location: 9825 Hwy 169, Garrison MN, 56450

Directions: From the Hwy 18 / Hwy 169 intersection in Garrison - Go north on Hwy 169 1,460 feet to the property on the left (west), or go north on Hwy 18 1,580 feet to the property on the right (east)

Lot Size: 10.35 Acres

Mobile Home Sites: 29 (2 Mobile Homes are included in the Sale)

RV Sites: 22

Purchase Price: $714,900

Cashflow: $97,325 (Based on 2015 Por Forma - See Page 7 for Details)

Cap Rate: 13.6% (Based on 2015 Pro Forma - See Page 7 for Details)

2014 Real Estate Taxes: $9,493.46 (Including $45 in Assessments)

House/Office: 2,531 sq. ft Main Level & 1,252 sq. ft. Lower Level

Garage/Retail Bldg: 2,280 sq. ft.

Apartment: 612 sq. ft.

Continued on next page.

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{ Features }

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Out Buildings:Pole Barn: 1,920 sq. ft. w/ 1 (16’W x 10’H) OH DoorShed: 320 sq. ft. w/ 1 (8’W x 7’H) DoorShower House: 384 sq. ft.Pump House: 96 sq. ft.Fish Cleaning House: 48 sq. ft.

House/Office:Construction: Wood FrameFoundation: Concrete BlockExterior: StuccoRoof: SteelCeiling Height: 8’Heating: Natural Gas Forced AirCooling: Electric Ground UnitElectric: 100 Amp, Single PhaseLighting: FluorescentBathrooms: 2 (Main Level) & 1 (Lower Level)Garage: 1 (16’W x 8’H) OH Door

Garage/Retail Bldg:Construction: Wood FrameFoundation: Concrete BlockExterior: Steel & WoodRoof: Steel Ceiling Height: 8’ (Retail Area) & 10’ (Garage)Heating: Natural Gas Forced AirCooling: Electric Ground UnitElectric: 200 Amp, Single PhaseLighting: FluorescentBathrooms: NoneGarage: 1 (16’W x 8’H) OH Door

Apartment:Construction: Wood FrameFoundation: Concrete BlockExterior: Vinyl SidingRoof: SteelCeiling Height: 8’ Heating: Natural Gas Forced AirCooling: NoneElectric: 100 Amp, Single PhaseLighting: FluorescentBathrooms: 1Garage: None


{ Features }

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Water: Well

Sewer: City

Utility Providers: Power: Mille Lacs Energy Co-opGas: Centerpoint Gas

Road Frontage: Approx. 470’ along Hwy 169 and 320’ along Hwy 18

Lake Visibility: Approx. 470’ along Hwy 169

Campsites: 10 Tent-Only Sites

Campground Features: Electric (50 Amp), Water & SewerFlush Toilets & Hot ShowersSanitary Dump StationPull-Through SitesOpen in FallDaily or Seasonal Rental Rates

Zoning: Commercial

PID#’s: 24100000003A889 & 24100000004A009

{ Rent Roll } 2014

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{ Pro Forma } 2015

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{ Site Plan }

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{ Floor Plan } Office/House

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{ Floor Plan } Garage/Retail Bldg & Apartment

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{ Floor Plan } Various Out Buildings

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{ Photos }



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Mille Lacs Lake Hwy 169 Entrance

Retail Bldg Retail Bldg

Retail Bldg - Garage Retail Bldg - Interior

{ Photos }



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House House

House - Office House - Kitchen

House - Living Room House - Basement

{ Photos }



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Apartment Apartment

Apartment Apartment

Storage Garage Storage Garage

{ Photos }



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Shed Pump House

Fish Cleaning House Shower House

Shower House Open Camping Area

{ Photos }



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RV Sites RV Sites

Mobile Home (Owned by Park) Mobile Home (Owned by Park)

Mobile Home (Privately Owned) Mobile Home (Privately Owned)

{ Aerial Photo }



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N

Bob’s Trailer Park

{ Aerial Photo }



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N

Bob’s Trailer Park

Mille Lacs Liquor

VFWThe Y Club

Holiday Gas

Tutt’s Bait & Tackle

Garrison Trailer Park

Mille Lacs Family Clinic

Mille Lacs RealtySpotlight Cafe

Super Valu

Garrison Sports

Garrison Animal Hospital

Mille Lacs Lake

Riverwood Garrison Clinic



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{ Section Map }

*Measurements are approximate and estimated from the CWC GISmapping website.

{ Zoning }



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Commercial

{ Zoning Description }

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5.5 Commercial (C)

1. Purpose and Intent:To provide a zoning classification for commercial uses oriented around the automobile. Parcels are larg-er than in the Downtown Mixed-Use zone in order to provide on-site parking, on-site stormwater facil-ities as well as on-site water supply and sewage treatment where municipal utilities are not immediatelyavailable.

2. Compatibility:The Commercial zone should be established as a transition zone between the Downtown Mixed-Usezone or the Light Industrial zone and the surrounding Residential zones. The zone may not be estab-lished in an area where it is completely surrounded by residential zones.

3. Lot, Use and Density Requirements:Lot Width (feet, minimum): 50Buildable Lot Area - Sewered (square feet, minimum): 10, 0Buildable Lot Area - Unsewered (square feet, minimum): 20, 0Setback - ROW City Road (feet, minimum): 10Setback - ROW County or State Road (feet, minimum): 30Setback - Between Buildings (feet, minimum): 10Setback - Side next to Residential District (feet, minimum): 30Setback - Side Yard (feet, minimum): 10Setback - Rear (feet, minimum): 10Setback - Parking from Lot Line (feet, minimum): 10Setback - Sign (feet, minimum): 1Setback - Wetland (feet, minimum): 15Impervious Surface (percent, maximum): 25%Building Height (feet, maximum): 25

4. Performance Standards:The following performance standards apply to all development in this zone:

A. Impervious CoverageImpervious coverage may be increased by up to 25%, not to exceed 50% of the property, through a con-ditional use permit if the following is provided and approved by the City:i. A storm retention plan showing containment of the 10-year, 24-hour storm event on the parcel.ii. Direct runoff of stormwater to adjacent properties and wetlands shall be eliminated through the useof berms, infiltration ponds, swales, filtration strips or other permanent means.


{ Zoning Description }

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B. Compatibility of Useuse shall be compatible with the surrounding neighborhood. Uses shall not present noise, odor, lightnuisances or any other nuisances.

C. ParkingOff-street parking shall be provided as per Section 7.10. On-street parking may be allowed by thePlanning Commission. To reduce the visual impacts and amount of surface parking, shared parking andsurface parking shall be located behind or to the side of a building. Additionally, suitable trees andshrubs shall be planted between parking lots and all adjacent sidewalks, roads, lots and buildings.

D. Pedestrian AmenitiesProposed developments shall provide for safe and comfortable sidewalks, paths, and resting areas forpedestrians. sidewalks and paths shall connect the development to adjacent land uses and provide con-nections through the development to the public street right-of way.

E. FencesFences not exceeding 72 inches in height may be constructed. Fencing shall only be constructed closerthan 10 feet from the surface of a public road with the permission of the Planning Commission.Materials shall consist of usual fencing materials with posts and fence of metal, wood, concrete, brick orsmooth wire. Barbed wire is allowed only with the permission of the Planning Commission.

F. ScreeningAll sites shall be heavily landscaped to provide 100% screening to adjacent residential parcels and over50 % screening from the road or any non-residential parcel. Percentages shall be determined by amountof structure that can be seen during leaf-on conditions. A landscaping and screening plan must be sub-mitted and approved by the Planning Commission with each conditional use permit.

G. LightingLighting shall be minimal. Lighting shall be downward directional and shall be compatible with thesurrounding development.

H. Fire LanesFire lanes shall remain unobstructed at all times.

{ Traffic Counts } 2009 Counts from MNDOT



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Crow Wing Traffic Counts: 6,400 - 7,300 on Hwy 18 and 3,950 on Hwy 169

{ Location Map }



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North

South

{ Mille Lacs Lake }

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Lake Name: Mille Lacs Lake

Lake Type: Moraine-Dammed Lake

Primary Outflows: Rum River

Lake Size: 132,500 Acres

Surface Area: 207 Square Miles

Max Depth: 42 Feet

Water Clarity: 10.3 Feet

Fishing: The northern half contains most of the lake’s mud flats and the southernhalf of the lake has more gravel and rock bars. All sides of the lake offer some shallow reef-top fishing. Deep-water angling takes place on the southern deep gravel and rocks as well as on dozens of mud flats in the north half of the lake. Shoreline break fishing on varied bottom types occurs all around the lake. The weed line is at nine to ten feet.

Fish Species: The lake has many species of fish including walleye, northern pike, muskie, jumbo perch, smallmouth bass and tullibee. It is one of Minnesota’s most popular fishing lakes in the summer and is also popularfor ice fishing in the winter, when hundreds of temporary shacks are erected and sports fishers drive their vehicles out onto the ice. It is a prime spawning grounds for walleye and billions of walleye eggs and fry are produced there every year. In the absence of a thermocline, fish can travel the whole area of the lake.

{ Demographics } Figures from STDB, CCIM



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Trade Area 2013 Population (Includes the following counties): Crow Wing County 64,181Cass County 29,349Total Trade Area Population 93,530

2013 Population: Crow Wing County 64,181Brainerd 30,309Garrison 919

Estimated Summer Population: Brainerd/Baxter 200,000+

Projected Population Growth Change 2013-2018:Crow Wing County 0.59% Garrison 0.39%

Households in 2013: Crow Wing County 26,802Garrison 435

2013 Median Household Income: Crow Wing County $43,810Garrison $39,059

Crow Wing County Retail Sales in 2004: $1,563,020,000

Major Employers (with 150 or more employees): # of Employees Brainerd Public Schools #181 Brainerd 950 St. Joseph’s Medical Center Brainerd 908 Brainerd Regional Human Service Ctr Brainerd 677 Grand View Lodge Nisswa 600Maddens, Inc. Brainerd 500 Crow Wing County Brainerd 450 Ascensus Brainerd 404 Cuyuna Regional Medical Center Crosby 390 Cragun’s Resort Brainerd 350 Bethany Good Samaritan Village Brainerd 325Central Lakes Community College Brainerd 313Super Wal-Mart Baxter 300Brainerd Medical Center Brainerd 285Crosby Public Schools-ISD Crosby 255Ruttger’s Bay Lake Lodge Deerwood 250U.S. Link Pequot Lakes 246Trus Joist Mac Millan Brainerd 220 Breezy Point Resort Breezy Point 205 Pequot Lakes Public Schools Pequot Lakes 200 Riverwood International USA Crosby 190Nor-son, Inc. Baxter 177MN Dept of Transportation Baxter 175Anderson Brothers Construction Brainerd 160Keystone Automotive Industries Brainerd 157Woodland Good Samaritan Village Brainerd 150Good Neighbor Home Health Care Brainerd 150


{ Demographics }



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Area Businesses: (To see a list of additional businesses, please go to www.explorebrainerdlakes.com)

Financial Institutions: 15+ (multiple locations not counted)

Churches: 30+

Schools: 15+

Golf Courses: 27+

Resorts:Bay Colony InnBreezy Point ResortCragunsFritz’s ResortGrand View LodgeGull Lake ResortIzaty’sKavanaugh’sLost Lake LodgeMaddensQuarterdeckRuttger’s Bay Lake LodgeSullivansPlus numerous others

Major Retailers:Anytime FitnessBaxter Village(6 Retailers)Best BuyBig LotsBook WorldBrother’s MotorsportsChristmas PointCostcoCrosslake Town Square (12 Retailers)Cub Foods (2)Discount TireDunham SportsEast Brainerd Mall (17 Retailers)Fleet FarmGander MountainHerberger’sHome DepotJC Penney’sKohl’s

Major Retailers Continued:MenardsNorthwoods Plaza (6 Retailers)Office MaxSearsSuper OneSuper Wal-MartTargetThe Power LodgeWalgreensWestgate Mall(27 Retailers)

Restaurants/Fast Food:371 DinerAntler’sApplebee’sArby’sBar HarborBilly’sBlack Bear Lodge & SaloonBonanzaBoomer PizzaBrick House PizzaBreezy Point MarinaBuffalo Wild WingsBurger KingCaribou Coffee (2)Cherry BerryChina BuffetChina GardenCold Stone CreameryCountry KitchenCowboy’sCragun’s Legacy GrillCruCulver’sDairy Queen (3)Daylight DonutsDomino’s PizzaEl TequilaErbert & GerbertsErnie’sFamous Dave’sGiovanni’s PizzaGrizzly’s Grill & Saloon

Restaurants/Fast Food ContinuedHalf Moon SaloonHardee’sHunt ‘N ShackIven’s on the BayJack’s HouseJakes’sJimmy John’sKFC (2)Madden’s Classic GrillManhattan BeachMaucieri’sMcDonalds (3)Moonlite BayNorthwinds GrilleOlive GardenPapa John’s PizzaPapa Murphy’s PizzaPerkinsPestello’sPine PeaksPizza HutPizza RanchPoncho & Lefty’sPrairie BayPrime TimeQuarterdeckRafferty’s Pizza (3)Riverside InnRuttger’sSawmill InnSherwood ForestStarbucksSubway (3)Sunshine/MoonshineTaco BellTaco John’sThe BarnThe ChapThe CommanderThe Lodge GrillThe Pines at GrandviewTimberjackTJ’s Log CabinWendy’s (2)Ye Ole WharfZorbaz (2)

{ Thank You }

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521 CHARLES STREET | PO BOX 327 | BRAINERD, MN 56401 | 218-828-3334© 2014 Close~Converse: The above information has been obtained from the property owner or other sources that we deem reliable, however, neitherthe owner nor Close~Converse Commercial & Preferred Properties, guarantees the accuracy of such information. No part of this information may bereproduced, adapted, or transmitted without the prior written consent of Close~Converse Commercial & Preferred Properties. www.closeconverse.com

Thank you for considering this Close - Converse opportunity

Close - Converse is pleased to present this real estate opportunity for your review. It is our intention toprovide you with the breadth of information and data that will allow you to make an informed decision.

We are here to help

Please review this package and contact us with any questions you may have. We are prepared to discusshow this property meets your needs and desires. Facts, figures and background information will aid inyour decision. Should you need specialized counsel in the areas of taxation, law, finance, or other areasof professional expertise, we will be happy to work with your advisor or, we can recommend competentprofessionals.

How to acquire this opportunity

When you have made a decision to move forward, we can help structure a proposal that covers all thecomplexities of a commercial real estate transaction. As seller’s representatives, we know the seller’sspecific needs and can tailor a proposal that expresses your desires, provides appropriate contingenciesfor due diligence and results in a win-win transaction for all parties.

Agency and you

Generally, we are retained by sellers or landlords to represent them in the packaging and marketing oftheir commercial, investment or development real estate. You are encouraged to review the Minnesotadisclosure form “Agency Relationships in Real Estate Transactions” which is enclosed at the end of thispackage. If you have questions about agency and how it relates to your search for the right property,please ask us. We will answer all your questions and review the alternatives.

Should you wish to pursue this opportunity, please acknowledge your review of “Agency Relationships”by signing, dating and returning it to us.

{ Agency Disclosure }



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{ Contact }



Address: 521 Charles StreetPO Box 327Brainerd, MN 56401

Telephone: 218-828-3334

Fax: 218-828-4330

Website: www.closeconverse.com

You may also contact the following members of the Close~Converse team by cell phone or email.

Tim Miller 218-838-8772 [email protected]

Nate Grotzke, CCIM 218-838-1000 [email protected]

Rod Osterloh 218-831-1301 [email protected]

Kevin Close 218-831-3077 [email protected]

Chris Close, CCIM 218-831-7510 [email protected]

Jody Osterloh 218-831-0712 cell, [email protected]

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9825 hwy 169, garrison, mn 56450 · 2014. 9. 9. · opportunity. the park has frontage on both hwy...

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