Smith River RV Park is a 127-site (122 RV + 5 tent) riverfront outdoor hospitality asset situated on ±74.41 acres along the Smith River in Henry County, Virginia, featuring approximately 3,200 feet of premier river frontage. This is a rare, irreplaceable asset within a high-demand outdoor recreation corridor. The property is currently operating below stabilized occupancy, presenting immediate upside through increased transient bookings, rate optimization, and enhanced online marketing. With significant existing capacity and no redevelopment required, the path to stabilization is primarily operational. Improvements include a ±5,000 SF general store, a ±1,200 SF renovated bathhouse with coin and app-based laundry, on-site management and maintenance, and an established CampSpot reservation system. Major infrastructure upgrades were completed in 2020, including county water and sewer to all sites and underground electrical throughout. Additionally, the ±74.41-acre parcel includes excess land currently utilized for storage, offering the potential to develop 60+ additional RV sites without the need for major infrastructure expansion. This provides a clear second phase of value creation beyond initial lease-up. The Smith River is a premier regional destination known for trophy trout fishing, kayaking, and tubing, drawing visitors from Virginia, North Carolina, and beyond. The property is conveniently located just 8 miles from Martinsville along Route 220, with proximity to Philpott Lake and Dam supporting consistent, year-round tourism demand.