This is a rare opportunity to acquire a proven income-producing asset with room to double returns through expansion. All Season Inn Motel & RV Park offers steady cash flow, recent infrastructure upgrades, and a prime location with rising traffic volume along Highway 271. All Season Inn Motel & RV Park is a multi-income property ideally located on busy US Highway 271 in Spiro, Oklahoma. The site features a 10-room motel, 15 mobile homes, and a 25-space RV park on a spacious 5-acre tract. It offers stable cash flow today with substantial expansion potential, making it an excellent choice for investors or owner-operators seeking reliable, high-return income. Purchased in February 2018, the property originally operated as a 10-room motel with a small RV park managed by on-site staff. Initial monthly income averaged about $6,000 from the motel plus additional revenue from RV tenants. Key improvements since purchase: • Added personally owned RVs renting for $700/month initially, later adjusted to $500–$600/month to maintain full occupancy. • Converted motel rooms to monthly rentals at $600/month, consistently filled. • Purchased 4–5 mobile homes to diversify income and meet local housing demand. By 2021, the property supported 40–42 tenants, producing $23,000–$24,000 per month in gross income. In 2022, the owner invested $40,000–$60,000 to modernize the entire electrical infrastructure. Brand-new underground wiring, breaker boxes, and panels were installed across the park, meeting all state and safety standards. Operations resumed afterward with upgraded systems and a focus on mobile home and monthly motel rentals. Current operations (2025): • 10 motel rooms (converted to monthly rentals) • 15 mobile homes (all rented) • Several RVs rented; about 15 additional RVs on-site awaiting repair or replacement for added income Gross monthly income: approximately $20,000 Operating expenses (approximate monthly averages): Electric $1,500 Water $400 Gas $120 Trash removal $225 Insurance (pro-rated) $600 Property tax $300 Labor & maintenance $600–$700 Total expenses: around $3,700 Net monthly profit: $11,000–$13,000 Management is simple. One on-site tenant assists with upkeep, while the owner manages advertising and rent collection remotely from Dallas through Facebook Marketplace, a free and highly effective marketing tool for motel, RV, and mobile home rentals. Expansion potential: • 25 total RV spaces, 15 currently idle and available to restore or replace • Room to add 22 more mobile homes on site • 5-acre parcel, outside city limits, with lagoon sewer system (self-treating) • Minimal regulatory restrictions for future development Strategic location: • Prime visibility on US Highway 271, a major route linking to Interstate 40 via Sallisaw • Highway widening to four lanes nearly complete, increasing traffic and exposure • 15 minutes to Fort Smith, Arkansas • Near Poteau, Sallisaw, and Stigler (all within 30 minutes) • Walking distance to restaurants, gas stations, and local shops in Spiro • Walmart stores in both Poteau and Sallisaw, about 13 minutes away