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CBRE is pleased to present Dry Gulch USA, a unique, old west style campground and event center in Northeastern Oklahoma. Dry Gulch features authentic looking, 18th Century architecture, over 70 buildings with uses for large groups, lodging, and many recreational attractions including a beautiful period train that runs through the campground.

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Executive Summary 3

“Courage is being scared to death - and saddling up anyway.”

– John Wayne

EXECUTIVE

SUMMARY

Executive Summary 4

ABOUT THE CAMPHistoryDry Gulch USA originally opened in July of 1986 as a summer camp and retreat with only a dining hall and two dormitories. From these humble beginnings, programs were developed and the demand for the camp grew steadily. In 1996, a narrow gauge (36”) railroad was installed and two steam locomotives and six passenger cars were purchased. This addition added to the attractions already in place for the summer camps and allowed the park to open the Christmas Train on thanksgiving weekend of 1996. The Christmas Train was an immediate hit and has operated every year since, drawing up to 50,000 people annually for select weekends between Thanksgiving and early December.

Camp OverviewNew buildings have been added yearly, and the camp now encompasses over 288,000± sq. ft. and over 70 structures. Currently, all buildings have an authentic Old West Store front appearance that accurately reflects the frontier boomtowns of the late 19th century. The park features 205± acres with over a mile of shoreline along the beautiful Hudson Lake. The park can accommodate overnight visitors for up to 700 people and 3000 people for day long recreational events. The Town Hall auditorium seats up to 600 people and the Theater is an excellent, smaller venue with capacity of 200 people. Both venues feature superb audio/visual equipment that allows for state of the art presentations for concerts or lectures.

Executive Summary 5

Arkansas

MissouriKansas

Oklahoma

Texas

Location MapTulsa

Joplin

Oklahoma City

Wichita

Springfield

Kansas City

Fayetteville

250 Mile Radius

Historically, most summer camp attendees for Dry Gulch

have traveled from within a 250 mile radius with the exception of the Dallas/

Fort Worth Metroplex, which also contributes a vast number of visitors. While the majority

of patrons hail from within this 250 mile radius, the park has welcomed guests from locations as far away as Wisconsin, Alabama, South Texas and New Mexico.

Little Rock

DallasFort Worth

Tulsa

Pryor

44

244

412

412

6975

75

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Camp Features 6

“It’s the way you ride the trail that counts.”

– Dale Evans

CAMP

FEATURES

Camp Features 7

THE BUILDINGSStructure QualityNo detail has been overlooked in the design, construction and architecture of Dry Gulch. In order to maintain the late 19th Century appearance, the buildings have been remodeled to include HardiePlank exterior siding that looks like real wood, but does not age like wood and needs minimal maintenance. Nationally known theme parks were consulted to ensure that the paint and exterior coatings utilized would be durable enough to endure Oklahoma summers.

Featuring...Over 70 Structures on the premises

I 21 guest apartments I 25 dormitory units I 2 game rooms I 2 general stores I 1 saloon with ice cream bar

and performance stage I 1 medical clinic I 11,000 sq. ft. dining hall with

three separate dining areas I 1 housekeeping facility with

2 laundry rooms I 1 general purpose activities

building I 2 go cart tracks with

maintenance garage I 10 barns

I 7 pavilions for recreational activities (pony rides, bumper cars, carousel, inflatable games, etc.)

I 4 water slides I Basketball and volleyball

courts I 2 boat docks I 1 lakeside sun deck I 22,000 sq. ft. maintenance

facility I 1 security building I 3 hospitality centers for staff

members and guests I 1 fitness facility with weight

machines, treadmills, etc.

Camp Features 8

Camp Features 9

TICKETING & VISITOR CENTERS

Building Sq. Ft.

1. Town Hall 17,4402. Grand Central 9,564 3. Visitor's Center 3,898 4. Visitor's Hospitality 3,012 5. Dry Gulch Office 1,987 6. Park Restroom 924 7. Ticket Booth/Entrance 903

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76

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Camp Features 10

LODGINGBuilding Sq. Ft.

1. Burchfield Dormitory 7,862 2. Bunks 13-16 5,130 3. Valley Bank Dormitory 4,693 4. Rohleder's Dormitory 4,318 5. Gazette Dormitory / Palace Hotel 4,019 6. Director's House 3,453 7. Cimarron Dormitory 3,396 8. Buckaroo Bunkhouse 3,175 9. Silver City Boys' Dormitory 3,107

10. Silver City Girls' Dormitory 3,071 11. Staff House 2,787 12. 2004 Palm Mobile Home 2,324 13. Original South Dormitory 2,215 14. Original North Dormitory 2,190 15. Chapel Dormitory 2,147 16. 1999 Four Seasons Mobile Home 1,777 17. 1999 Four Seasons Mobile Home 1,581 18. Caywood's Dormitory 1,581 19. Mobile Home 1,573 20. Silver City Staff House 1,551 21. Cottage #1 1,098 22. School House Dormitory 1,013 23. Cottage #2 886

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Camp Features 11

RECREATION & ATTRACTIONS

Building Sq. Ft.

1. Covered Horse Arena 12,891 2. Train Depot 6,188 3. Game Room and Restrooms 5,596 4. Dry Gulch Theatre 5,624 5. Go Kart Pavilion 5,514 6. Campesis' Blacksmith Pavilion 4,856 7. Game Room 4,656 8. Longhorn Recreation Area 3,126 9. Water Park Pavilion 3,109

10. Bumper Car Pavilion 2,944 11. Carousel and Pavilion 2,944 12. Barn-Saw Dust Theatre 2,199 13. Pony Rides 1,543 14. Lake Pavilion 882 15. Beach Volleyball and Swimming n/a

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36

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Off Map Amenities to the North

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Camp Features 12

FOOD & SHOPPING

Building Sq. Ft.

1. Dining Hall 11,940 2. Town Square Mercantile 3,806 3. General Store 3,680 4. Saloon 2,186 5. Smoke House 793 6. Park Snack Bar 208

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23

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6

Camp Features 13

OPERATIONS & INFRASTRUCTURE

Building Sq. Ft.

1. Train Barn 20,847 2. Horse Barn 11,014 3. Equipment Shed 7,147 4. Rolling Stock Barn 7,090 5. Housekeeping/Laundry 4,732 6. Hay Barn 4,500 7. Pole Barn 4,323 8. Duckwall Storage 3,715 9. Wagon Barn 3,243

10. Townsend Wagon Storage 2,353 11. Pole Barn 1,860 12. Saddle Shop 965 13. Wagon Loading Pavilion 954 14. Park Shed 942 15. Stage Coach Pavilion 718 16. Horse Feeder Shed 703 17. Carport 651 18. Security/Guard House 517 19. Storage Shed 360 20. Water Tower Pump House 173 21. Storage Shed 161 22. Water Tower n/a

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1315

17 19

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2012

22

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9

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Camp Features 14

OTHERBuilding Sq. Ft.

1. Nurse's Station 5,713 2. Train Tunnel 4,136 3. Silver City Fitness Center 1,737 4. Smoking Building 300 5. Windmill 205

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Camp Features 15

DRY GULCH HIGHLIGHTS

The Medical ClinicThe Medical Clinic is a state-of-the-art nursing facility with the most kid-friendly decor ever placed in a medical setting. It houses six private rooms, a medicine/medical equipment room, laundry, two storage rooms, four bathrooms, a waiting room, a counseling room and two staff apartments.

The SaloonThe Saloon is furnished with a beautifully painted bar and back bar. The stage allows for musical performances, meetings and classes. The room is filled with art and currently boasts more than 25 North American game animals.

Camp Features 16

DRY GULCH HIGHLIGHTS CONT.

The Town HallThe Town Hall is the main auditorium, comfortably seating 600+ guests in theater-style seats. The stage is set between two old west storefronts with large video screens overhead. The building is equipped with incredible sound and lighting systems. The building also holds the costume storage areas, a laundry, large restrooms, a production office and an additional meeting room.

The Train DepotThe Train Depot is a step back into history with railroad memorabilia on the walls, television screens throughout (which can be programmed to entertain waiting passengers) and authentic railroad benches.

Camp Features 17


The Dining HallThe Dining Hall was the first building at Dry Gulch USA and occupies the prominent position 100 feet above the water level of Lake Hudson. It commands a breathtaking view of the Ozark foothills to the east. It boasts an outdoor fireplace, large patio and extensive landscaping. The interior of the facility is divided into three separate areas, which allow for noise control as well as separate dining areas for groups attending camp at the same time. The stainless-steel kitchen is fully equipped with modern food prep equipment and has regularly received a perfect score of 100% from health inspectors. The kitchen also features an outdoor smokehouse, sanitation facility and walk-in coolers.

The Longhorn CafeThe Longhorn was built primarily as a getaway for summer staffers to use during their off hours. It is an inspiring lodge with exposed beams, comfortable seating areas and a well-appointed kitchen for staff to prepare private meals.

Camp Features 18


The DormitoriesThe Dormitories are built to resemble Old West storefronts on the outside. The interiors are constructed of highly durable, easy-to- maintain materials. Many of our dormitories can be converted into small shops for The Christmas Train event. These buildings have their own specially designed store decor and furniture.

The Palace HotelThe Palace Hotel is the queen of the large town square at Dry Gulch. It was modeled after a prominent building in an Arizona movie town. It has a magnificent lobby and seven well-appointed guest rooms.

Camp Features 19

Steam TrainThe train is an integral part of the park and remains one of the most popular features that help to attract thousands of people year after year. Before riders board the train and embark on a 1.5 mile adventure, they are able to anticipate the ride while waiting in a beautiful 4,400 sq. ft. train depot. Once the train is boarded, the track winds through the woods and 43 billboards strategically line the tracks which allow for the retelling of the Christmas Story. The infrastructure for the train includes a 22,000 sq. ft. maintenance barn, a 4,200 sq. ft. train tunnel, water towers and track-side fuel stations.


Ride the Rails

Camp Features 20

HorsesThe Wild West look of the park easily lends itself to an extensive horse program. Accordingly, facilities have been constructed to accommodate up to 28 quarter horses. The barn features 28 stalls, restrooms, bunkhouse and tack room.Trails exist on the 205 acre site for horse drawn wagon rides or individual trail rides. While no horses are currently housed on the property, ample land exists in the area for grazing and there is the potential to lease additional land for hay harvest and pasturing.

Ride the Range


Camp Features 21

Go KartsTwo race tracks are located on the park and are fully lighted for nighttime use.

IndoorFor those that prefer indoor type entertainment, two arcades are located in the park that allow for indoor mini-cage basketball, arcade games, pool and air hockey.

Bumper CarsA covered pavilion provides an excellent venue to play a round of bumper cars that entertains both adults and children alike.


Race & Compete

Camp Features 22

Lake ActivitiesWith 1.25 miles of shoreline, there are plenty of water based activities including rafts, water slides, water skiing, boating, swimming, canoeing and more.

OtherChildren can enjoy a challenging ropes course or play on the playground. For the adventurous types, hiking/biking trail are also available for use as well as 3 outdoor basketball courts and a beach volleyball court.

PoolCompleted in 2015, the Park features a large swimming pool with an array of water slides, diving boards and other inflatable water games.

Play & Explore


Facility Infrastructure 23

“Any fool can make something complicated. It takes a genius to make it simple.”

– Woody Guthrie

INFRASTRUCTUREFACILITY


INFRASTRUCTUREWater & SewerWater for the facility is pumped from the local rural water district via a 4” line into a 90,000 gallon water tower located on-site. The camp demand averages 30,000 gallons a day during camp season, so the tower provides up to a 3 day supply should no additional water be received. Two on-site lagoons provide more than adequate capacity for all sewage.

Power & Natural GasThe Rural Electric Cooperative provides power for the park. There are 36 propane tanks strategically placed around the park to fuel building furnaces.

Phone & InternetThe property has phone/data services and wireless internet is available to limited areas around the park.

OtherThe Park also features two older model fire trucks to provide the tools necessary in the event of a fire. Street lights are positioned in all high traffic areas allowing for excellent visibility at night.


RUNNING THE CAMP

25 full timeemployees

7 part timeemployees

Current StaffingDry Gulch is largely staffed through a dedicated team of paid employees as well as volunteers from Church on the Move in Tulsa. The permanent staff included 25 full time and 7 part time employees. This group handles the day to day maintenance and operations of the Park. For Summer Camps, 125 people are utilized and during the peak Christmas Train operations, nearly 300 staff/volunteers saddle up to ensure all guests have the best experience possible.

125 people 300 peopleSummer Camps Christmas Train

The Opportunity 26

“Aim at a high mark and you will hit it. No, not the first time, not the second time and maybe not the third. But keep on aiming and keep on shooting for only practice will make you perfect. Finally you’ll hit the bull’s-eye of success.”

– Annie Oakley

THEOPPORTUNITY

The Opportunity 27

LAND OF OPPORTUNITY

Dry Gulch USA has a proven track record of success in hosting events and functions. The atmosphere and facilities in the Park are instrumental in creating an environment that attracts campers and visitors year, after year, after year.

Tried and True UsesChristmas TrainThis is the largest of the Parks annual events and draws tens of thousands annually. Visitors can experience riding in and old fashion steam train and enjoy the NE Oklahoma scenery while experiencing a multimedia presentation of the birth of Christ. Guests can also dine in one of the 4 restaurants, buy merchandise, enjoy horse drawn carriage rides and visit Santa’s workshop which is set up in the Palace Hotel for this special event.

School and Church RetreatsDuring the late winter/early spring and fall, Dry Gulch has hosted weekend retreats for church groups for 50 to 400 guests. Logistically, the various venues and attractions are utilized in such a way that groups get to experience the park while limiting the co-mingling of other groups.

Summer CampsDry Gulch operates summer camp in twelve, four day sessions each summer. Activities are scheduled so that each camper gets to experience every feature of the park at least once during the four day period.

Burn CampsHistorically, Dry Gulch has opened the camps up to burn victims in the area and they are hosted by firemen and medical personnel from Tulsa and the surrounding communities. This is a great use for the camp that allows burn victims to have the chance to be surrounded by caring people and staff while enjoying the company of others that have experienced the same challenges.

Potential UsesWhile the camp has historically been used as a not-for-profit endeavor, the flexibility and amenities of the Park creates ample opportunities for an entity to run the park in such a way to create a profit and a return for investors.New owners could continue the camps and retreats that have operated in recent years and efforts could be made to increase the number of retreats to fill the schedule and generate income. Additionally, the price point for the Christmas Train is well below what the market could support and additional funds could be created with more operational days and higher ticket prices.

“Until we meet again, may the good Lord take a liking to you.”

– Roy Rogers

CONTACT USDwayne Flynn, SIOR, CCIMFirst Vice President+1 918 392 [email protected]

Bill Mizener, SIORVice President+1 918 392 [email protected]

CBRE, Inc. 1401 S. Boulder Ave., Ste. 100 Tulsa, OK 74119 cbre.com/tulsa

Ryan ShafferAssociate+1 918 392 [email protected]

©2016 CBRE, Inc. CBRE and the CBRE logo are service marks of CBRE, Inc. and/or its affiliated or related companies in the United States and other countries. We obtained the information herein from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty or representation about it. It is submitted subject to the possibility of errors, omissions, change of price, rental or other conditions, prior sale, lease or financing, or withdrawal without notice. We include projections, opinions, assumptions or estimates for example only, and they may not represent current or future performance of the property. You and your tax and legal advisors should conduct your own investigation of the property and transaction. 292237

Photos herein are the property of their respective owners and use of these images without the express written consent of the owner is prohibited.

menuproperties.cbre.us/dry-gulch/assets/dry-gulch-brochure.pdfdry gulch features authentic looking,...

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