6801 Fm 1616 Athens, TX 75752

Stabilized Long-Term Tiny Home & RV Community, Turnkey, Absentee-Run Investment with Value-Add Upside. This is not your average RV park, it’s a stabilized, long-term community where residents truly call this property home. Offering multifamily-style returns with the simplicity of RV operations, this gated and private property spans approximately three wooded acres and operates at 100% long-term occupancy with no nightly or transient guests. The community features 19 total full hook-up 50-amp sites, including:
3 park-owned luxury tiny homes 4 tenant-owned tiny homes (extremely stable, long-term occupants)
12 RV sites (occupied year-round by long-term tenants) Residents are fully background-checked, creating a quiet, safe, and well-maintained environment. Amenities include an electronic gated entry, dog park, and low-voltage safety lighting throughout. The property runs efficiently with a private well (no water bill) and a recently upgraded commercial-grade septic system under an annual maintenance contract for worry-free operation. This is a true turnkey, absentee-friendly investment, supported by an on-site manager and a reliable local vendor team, making it easy to own and operate from anywhere. Immediate Value-Add Opportunities Raise Rents: Several residents are below market and can be adjusted to increase cash flow.
Bill Back Utilities: Electricity is currently owner-paid—adding meters or reimbursement can immediately boost NOI.
Short-Term Layer: Designate select sites or tiny homes for short- or mid-term stays to further enhance revenue. With strong in-place income, low overhead, and multiple upside levers, this property offers the ideal balance of cash-flowing stability and scalable growth. Perfect for investors seeking a low-maintenance, high-yield, absentee-run asset with long-term tenants and minimal turnover.