Rental Units:Cabins ------------------------- 35 50 Amp Sites ---------------- 7120-30 Amp Sites ------------ 51Covered Boat Slips --------- 23Tent Sites --------------------- 92,500 SF Banquet Hall & Pavilion

Rental Rates:50 Amp Site ------ $30N/$200W/$600M20-30 Amp Site -- $20N/$150W/$400MMonthly Cabin --- $95-$135NNightly Cabin ---- $85-$155NDorms ------------- $259NTent Sites --------- $25NBanquet Hall ----- $1500 WKEND

CROCKETT FAMILY RESORT has been family operated since the 1980’s and is located at the point of Houston County Lake. Owners are unable to keep up and are looking to retire. Property is positioned for a professional operator and has many recent upgrades and significant existing improvements not including land value.

Additional Income Sources:Water Sports RentalsFishing RentalMarina RentalGeneral Store & GoodsRestaurant (Not In Service)

Guest Amenities:Restroom Facility (3)Basketball / Volleyball CourtCoin-Op Laundry FacilityExterior Covered PavilionPut Put Golf CourseLarge Pool & Splash PadCovered Marina, Dock & Boat RampBulk Head Lake FrontageGuest Check In Facility2.5 Acre Park on the Water

2 Acres For Expansion

Approximately 16.5 Acres of Land

HEIRLOOM INVESTMENTS //Investments I Brokerage I Advisory

Utilities:Commercial Septic SystemCity Water ServicePrivate Trash Service

WWW.CROCKETTRESORT.COM

Austin Shaw, BrokerC: 281.928.2500 I shaw.austin@gmail.com

CROCKET FAMILY RESORT 75 Dogwood Lane West Crockett, TX 75835

FINANCIALS

HEIRLOOM INVESTMENTS //Investments I Brokerage I Advisory

Austin Shaw, BrokerC: 281.928.2500 I shaw.austin@gmail.com

TRAILING3YEAR HISTORICALRENTALINCOME 2019 2018 2017 2016 2015RVSITES/CAMPING $61,477 $77,263 $170,248 $116,043 $108,239NIGHTLYRENTALUNITS $15,590 $24,588 $0 $0 $0MARINA&STORE $16,873 $17,020 $17,830 $23,464 $21,440WEEKENDROOMS $171,781 $159,645 $84,750 $55,029 $59,734OTHERINCOME $28,506 $78 $3,113 $3,442 $1,698MONTHLYMONTHLYRENTALINCOME $96,779 28,083.00 $27,551 $345,388 $437,613GROSSRENTALINCOME $391,006 $306,677 $303,491 $543,366 $628,724Less:CostofGoodsSold $4,573 $4,927 $3,947 $4,365 $7,202TOTALINCOME $386,433 $301,750 $299,544 $539,001 $621,522

OPERATINGEXPENSES ADVERTISING $10,888 $2,762 $6,530 $7,601 $4,785CONTRACTLABOR $15,302 $44,774 $75,048 $77,910 $54,583PAYROLL $7,608 $6,080 $0 $0 $0EMPLOYEE $36,091 $22,335 $0 $0 $0INSURANCE $24,349 $25,777 $23,256 $21,124 $15,501REPAIRS $8,836 $17,879 $18,547 $26,406 $10,348MAINTENANCE $7,112 $6,096 $11,578 $7,677 $7,000UTILITIES $70,059 $65,348 $54,472 $109,647 $111,119SECURITY $0 $0 $0 $1,101 $4,042LICENSE/PERMITS $123 $0 $716 $100 $100REFUNDS $1 $0 $300 $2,600 $0PROPERTYTAXES $26,438 $25,427 $23,515 $23,515 $31,374SALESTAX $2,815 $1,071 $0 $0 $0TOTALEXPENSES $209,620 $215,409 $213,960 $277,679 $238,852

NETOPERATINGINCOME $176,813 $86,341 $85,584 $261,322 $382,670

*2019Otherincomeof$28,506wasforthesaleof(1)parkmodelunit.

OPPORTUNITY & PRICING

HEIRLOOM INVESTMENTS //Investments I Brokerage I Advisory

PRICINGSUMMARY OPERATINGDATA

PurchasePrice $1,999,995 Income Current ProForma

DownPayment $499,999 GrossRentalIncome $362,500 $500,000

DownPayment% 25% OtherIncome $0 $0

TotalAcres 16.5 Less:COGS $4,573 $5,250

PricePerAcre $121.211 EffecaveGrossRevenue $357,927 $494,750

Less:OperaangExpenses 58.57% $209,620 59.19% $292,825

RETURNS CURRENT PROFORMA NetOperaNngIncome $148,307 $201,925

CAPRATE 7.42% 10.10% CapitalImprovements 0 0

Cash-On-Cash 10.19% 20.91% CashFlow $148,307 $201,925

DebtCoverageRaao 1.52 2.07 DebtService $97,377.12 $97,377.12

NetCashFlowAUerDebtService 10.19% $50,930 20.91% $104,548

FINANCING 1STLOAN PricipalReducaon $38,535.42 $38,535.42

LoanAmount $1,499,996 TOTALRETURN 17.89% $89,465.21 28.62% $143,083.04

LoanType New

InterestRate 5%*Pro Forma assumes a 25% increase in rental income while maintaining a 54% expense ratio in line with current operating expenses. 2019 NOI was reduced from $176,813 to $148,307 to reflect the sale of a Park Unit Model for $28,506, an additional income source not typical to annual revenue.

Amorazaaon 30Years

YearDue 2030

Austin Shaw, BrokerC: 281.928.2500 I shaw.austin@gmail.com

MARKET POSITION

PROXIMITYTOMARKETS

Palesane------------47MilesLuhin-----------------57MilesTyler------------------89MilesCollegeStaaon-----88MilesCorsicana------------97MilesLongview------------112MilesWaco-----------------125MilesHouston--------------126MilesShreveport----------154MilesDallas----------------165Miles

HEIRLOOM INVESTMENTS //Investments I Brokerage I Advisory

Austin Shaw, BrokerC: 281.928.2500 I shaw.austin@gmail.com

LOCATION

HEIRLOOM INVESTMENTS //Investments I Brokerage I Advisory

Austin Shaw, BrokerC: 281.928.2500 I shaw.austin@gmail.com

DISCLAIMER NOTICE

HEIRLOOM INVESTMENTS //Investments I Brokerage I Advisory

11-2-2015

TYPES OF REAL ESTATE LICENSE HOLDERS: x A BROKER is responsible for all brokerage activities, including acts performed by sales agents sponsored by the broker.x A SALES AGENT must be sponsored by a broker and works with clients on behalf of the broker.

A BROKER’S MINIMUM DUTIES REQUIRED BY LAW (A client is the person or party that the broker represents): x Put the interests of the client above all others, including the broker’s own interests; x Inform the client of any material information about the property or transaction received by the broker;x Answer the client’s questions and present any offer to or counter-offer from the client; andx Treat all parties to a real estate transaction honestly and fairly.

A LICENSE HOLDER CAN REPRESENT A PARTY IN A REAL ESTATE TRANSACTION:

AS AGENT FOR OWNER (SELLER/LANDLORD): The broker becomes the property owner's agent through an agreement with the owner, usually in a written listing to sell or property management agreement. An owner's agent must perform the broker’s minimum duties above and must inform the owner of any material information about the property or transaction known by the agent, including information disclosed to the agent or subagent by the buyer or buyer’s agent.

AS AGENT FOR BUYER/TENANT: The broker becomes the buyer/tenant's agent by agreeing to represent the buyer, usually through a written representation agreement. A buyer's agent must perform the broker’s minimum duties above and must inform the buyer of any material information about the property or transaction known by the agent, including information disclosed to the agent by the seller or seller’s agent.

AS AGENT FOR BOTH - INTERMEDIARY: To act as an intermediary between the parties the broker must first obtain the written agreement of each party to the transaction. The written agreement must state who will pay the broker and, in conspicuous bold or underlined print, set forth the broker's obligations as an intermediary. A broker who acts as an intermediary: x Must treat all parties to the transaction impartially and fairly;x May, with the parties' written consent, appoint a different license holder associated with the broker to each party (owner and

buyer) to communicate with, provide opinions and advice to, and carry out the instructions of each party to the transaction. x Must not, unless specifically authorized in writing to do so by the party, disclose:

ᴑ that the owner will accept a price less than the written asking price;ᴑ that the buyer/tenant will pay a price greater than the price submitted in a written offer; andᴑ any confidential information or any other information that a party specifically instructs the broker in writing not to

disclose, unless required to do so by law.

AS SUBAGENT: A license holder acts as a subagent when aiding a buyer in a transaction without an agreement to represent the buyer. A subagent can assist the buyer but does not represent the buyer and must place the interests of the owner first.

TO AVOID DISPUTES, ALL AGREEMENTS BETWEEN YOU AND A BROKER SHOULD BE IN WRITING AND CLEARLY ESTABLISH: x The broker’s duties and responsibilities to you, and your obligations under the representation agreement. x Who will pay the broker for services provided to you, when payment will be made and how the payment will be calculated.

LICENSE HOLDER CONTACT INFORMATION: This notice is being provided for information purposes. It does not create an obligation for you to use the broker’s services. Please acknowledge receipt of this notice below and retain a copy for your records.

Information About Brokerage Services Texas law requires all real estate license holders to give the following information about

brokerage services to prospective buyers, tenants, sellers and landlords.

.

Designated Broker of Firm License No. Email Phone

Licensed Supervisor of Sales Agent/Associate

License No. Email Phone

Licensed Broker /Broker Firm Name or Primary Assumed Business Name

License No. Email Phone

Regulated by the Texas Real Estate Commission Information available at www.trec.texas.gov IABS 1-0

Date Buyer/Tenant/Seller/Landlord Initials

Sales Agent/Associate’s Name License No. Email Phone

Heirloom Investments LLC 9003403 shaw.austin@gmail.com 713-331-9988

Austin Shaw 564510 shaw.austin@gmail.com 713-331-9988

Austin Shaw 564510 shaw.austin@gmail.com 713-331-9988

01/01/20

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DISCLAIMERHeirloomInvestmentsLLC.,d.b.aTheDailyAgent,“LisangAgent”,hasobtainedall informaaon inthis lisangfromsellersandsourceswebelievetobereliable,but we make no representaaons or warranaes, express or implied, as to theaccuracy of the informaaon. References to square footage, age, improvementsizeareapproximate.Pleaseconductyourownduediligence.ALLSHOWINGSMUSTHAVEAPPOINTMENTSPLEASECONTACTAGENTFORMOREDETAILSTHETEXASREALESTATECOMMISSION(TREC)REGULATESREALESTATEBROKERSANDSALESAGENTS,REALESTATEINSPECTORS,HOMEWARRANTYCOMPANIES,EASMENTANDRIGHT-OF-WAYAGENTSANDTIMESHARE INTERESTPROVIDERS.YOU CAN FIND MORE INFORMAITON AND CHECK THE STATUS OF A LICENSEHOLER ATWWW.TREC.TEXAS.GOV. YOU CAN SEND A COMPLAINT AGAINST ALICENSE HOLDER TO TREC. A COMPLAINT FORM IS AVAILABLE ON THE TRECWEBSITE. TREC ADMINISTERS TWORECOVERY FUNDSWHICHMAY BEUSE TOSATISFY A CIVIL COURT JUDGEMENT AGAINST A BROKER, SALES AGENT, REALESATE INSPECTOR, OR EASEMENT OR RIGHT-OF-WAY AGENT, IF CERTAINREQUIREMENTS ARE MET. IF YOU HAVE QUESTIONS OR ISSUES ABOUT THEACTIVITIESOFALICENSEHOLDER,THECOMPLAINTPROCESSORTHERECOVERYFUNDS,PLEASEVISITTHEWEBSITEORCONTACTTRECAT:TEXASREALESTATECOMMISSIONPOBOX12188AUSTIN,TEXAS78711-2188(512)936-3000

CONTACTAUSTINSHAWFORDETAILS:C:281.928.2500/O:713.331.9988

Austin Shaw, BrokerC: 281.928.2500 I shaw.austin@gmail.com