21823 State Hwy 63, Hodgen, Oklahoma, 74939
Location: This is a very unique property that is nestled in the heart of the Ouachita National Forest in a beautiful mountain setting with the Winding Stair Mountain Range to the South, Blue Mountain to the West and Rich Mountain to the Southeast. The 1.5 million acre Ouachita National Forest is literally out the front and back door of this property, which offers excellent hunting opportunities for whitetail deer, eastern wild turkey, black bear, wild hog and other small game as well as direct access to an impressive network of ATV, hiking and horseback riding trails that are operated and maintained by the US Forest Service. This property is conveniently located within 6 miles from the well known Billy Creek Area, 48 miles Broken Bow Lake and the famous Hochatown, and 45 minutes to Lake Sardis. The famous Talimena Scenic Byway is 5 miles north. The physical address is 21823 Hwy 63; Hodgen, Oklahoma 74939. An Aerial map is an attachment within the listing.
Owners Cabin: Tastefully designed owner's cabin is 728 square feet with 2 bedrooms and 2 bathrooms, kitchen/dining area, and utility room. The porches on the front and back are covered and have amazing view for the early morning and late evening sunrises and sunsets. Its also fenced for the family pets. It has tongue and groove wood siding interior walls and ceilings throughout most of the interior.
RV Park: The park consists of 21 RV spots -- 7) 50 amp hookups; 14) 30 amp hook ups each with water and sewer. The current rental rate is $45 per night on the 50 amp and $35 per night on the 30 amp.
Cabins: 3 of the efficiency type cabins are all wood framed and have typical cabin look interiors. Each of these rent for $95 per night. Number 4 is a larger cabin with the same type of construction and rents for $120 per night and cabin number 5, which is the largest rents for $145 per night.
Tent Spots: 15 Tent spots are on the eastern side of the property near the flowing water of Big Cedar Creek. This area could easily be developed into more RV spots with a creek side setting. The owners have contacted the local provider of the electricity and its definitely a feasible potential development area.
Bath House: The bath house is available for usage to all the campers in the park and the charge is $7.00 per shower and the bathroom is available at no charge.
Office/Laundry Area: The owners offer use of the 6 washers and 4 dryers to the campers as well. The office and snack area is used to check people in and currently only offers soft drinks and snacks.
Shop/Corrals/Tool Room: The Large shop area is approximately 30 x 80 with an additional tool room with plumbing and electric that could be easily converted into another room rental area. The remaining shop area is covered and utilized for storage of the owners equipment and ATVs. The back side of the shop has stalls/corral area that is occasionally used for livestock.
Annual Taxes and Insurance: $1600 property taxes, $5000 insurance.
Financial Information: available to serious buyers.
Listing Agent Comments: The current market conditions in this area make this investment property very attractive. This area has experienced substantial growth in the last two years, with area land owners seeing significant increases in property values. Several factors have caused this increase, one, is due to construction of new weekend rental cabins, two, the attraction of customers to the Billy Creek ATV area which is designated as one of the Ouachita National Forest ATV park and trailhead, three, the close proximity to the Famous Hochatown area 48 miles south, and just the interest in this area's natural beauty and recreation opportunities that the Kiamichi River and Ouachita National Forest being stones throw away, affords all its visitors. The Big Cedar area is quickly becoming a recreation and traveling "hot spot".
Additionally, the current footprint of the utilized area, approximately 4 acres, making the balance of the 9.38 acres of land available for growth opportunities, to expand the income capacity for this property. The locals say that conversations are in process with a company that would possibly construct a truck stop travel plaza and maybe a small casino. Now is the time to get in on this established business that has been in operation since 2007. JEFF COOPER, LISTING AGENT, 918.658.4162
POINTS OF INTEREST:
Billy Creek Recreation Area: https://www.fs.usda.gov/recarea/ouachita/recarea/?recid=11595
Big Cedar RV Park & Cabins: https://www.travelok.com/listings/view.profile/id.544
Big Cedar, Oklahoma: https://en.wikipedia.org/wiki/Big_Cedar,_Oklahoma
Beaver’s Bend State Park: https://www.travelok.com/state-parks/beavers-bend-state-park?adara_campaignid=194193234&adarapixelid=76743&gclid=Cj0KCQjw3f6HBhDHARIsAD_i3D83wYSaqg2km_QtDnSpjkGR4HlX-xVdK2Ho9fdrZYWD5gvetnTZLCoaAuxCEALw_wcB
Lake Wister State Park: https://www.travelok.com/state-parks/lake-wister-state-park
Cedar Lake Park: https://www.recreation.gov/camping/campgrounds/232303
Heavener Runestone Park: https://www.heavenerrunestonepark.com/
Talimena Scenic Drive: https://www.talimenascenicdrive.com/
Cavanal Hill: https://www.travelok.com/listings/view.profile/id.1157