Smith River RV Park is a 122 (RV) + 5 (Tent) site riverfront outdoor hospitality investment offering full-hookup RV sites plus 5 tent sites on ±74.41 acres along the Smith River in Henry County, Virginia — with approximately 3,200 feet of prime river frontage. This is a scarce, irreplaceable natural asset in a high-demand outdoor recreation corridor. The park is currently operating well below stabilized occupancy, creating immediate upside through transient booking growth, rate optimization, and an improved online presence. With substantial remaining capacity across the park and no redevelopment required, the path to stabilization is primarily operational. The property includes a 5,000 SF general store, a 1,200 SF updated bathhouse with coin and app-pay laundry, on-site management and maintenance staff, and a CampSpot booking system already in place. Major infrastructure upgrades were completed in 2020, with county water and sewer to all sites and underground electric service throughout. Adding further upside, the ±74.41-acre parcel includes excess land currently used for warehouse and storage — with potential to add 60+ additional RV sites without acquiring new land or installing new infrastructure. This expansion runway represents a compelling second stage of value creation beyond simple lease-up. The Smith River is a premier regional recreation draw known for trophy trout fishing, kayaking, and tubing, attracting visitors from Virginia, North Carolina, and beyond. Located just 8 miles from Martinsville on Route 220, with nearby Philpott Lake and Dam anchoring additional outdoor recreation demand year-round.