1163 FM 78, Marion, TX 78124

This income-producing property is currently operated as an RV and boat storage facility, providing immediate cash flow for a new owner. The property also serves as the base for a mobile RV repair business; however, the mobile repair operation does not convey with the sale. The RV and boat storage business is included.

Offering strong future development upside, the owners have initiated the septic permitting process for a proposed RV park. Preliminary RV park drawings are available in the documents, presenting an opportunity to expand or reposition the property to increase long-term revenue and maximize value.

The strongest fact on this property is simple: it is already producing income while preserving a credible path to higher future use. At 1145 FM 78 in Marion, Texas, this 7-acre commercial mixed-use offering in Guadalupe County combines current storage revenue with a development story that is already moving through early permitting.

That matters because many rural commercial tracts ask a buyer to pay for potential alone. This one does not. The property is currently operated as an RV and boat storage facility, and that business is included in the sale, giving a new owner an existing operating base from day one. There is also a mobile RV repair business based here, but that operation does not convey, which keeps the transaction focused on the real estate and the included storage business rather than blending in a separate service company. For a buyer evaluating risk, that distinction is important. Existing income helps support the land today, while future expansion remains a separate value driver rather than the only reason to buy.

The second key point is that the future use case has substance behind it. The owners have already started the septic permitting process for a proposed RV park, and preliminary RV park drawings are available in the documents. That does not mean a buyer should treat the project as finished, but it does mean the property comes with more than a loose concept. There is a visible direction for expansion or repositioning, and that gives the next owner options. In this category, optionality is where much of the long-term value is created.

The underlying facts support that thesis. The site spans 7 acres, the property type is commercial sale mixed use, and the improvements date to 1980. At a stated price of $1.50M, the opportunity is not about residential specs or cosmetic positioning. It is about land utility, present cash flow, and the ability to shape the next chapter of the asset in a way that can increase revenue over time.

For buyers who understand how Texas commercial property is actually underwritten, 1145 FM 78 stands out because it offers income now, a documented expansion path, and room to reposition the site for stronger long-range performance.