RV Park Acquisition Calculator

RV park economics depend heavily on seasonal mix, transient vs long-term, and amenity quality.

Site count

Annual revenue per site

Expense ratio %

Cap rate %

Closing cost %

Purchase price

$4,033,333

NOI

$363,000

Total acquisition cost

$4,154,333

How the math works

Revenue = sites × per site. NOI = revenue × (1 − expense). Price = NOI / cap rate.

120 × $5,500 = $660k × 55% = $363k NOI / 9% = $4.03M purchase + 3% closing = $4.15M total.

How to Use

Enter site count.
Enter annual revenue per site.
Enter expense ratio %.
Enter cap rate %.
Enter closing cost %.
Read purchase price.

Frequently Asked Questions

RV park valuation drivers?

Cap rate range: 7–11% depending on quality, location, supply. Class A destination: 7–8%. Class B family-oriented: 8–10%. Class C aging asset: 10–13%. Mix matters: 100% transient → premium revenue, 100% long-term (annuals) → stability. 50/50 mix typical. Annual RV: $4,000–9,000/yr revenue. Daily transient: $30–80/night × 50–80% occupancy. Amenities: pool, laundry, store, WiFi drive premium. Capital reserve 4–6%. Public Equity Storage REIT: KOA, Sun Outdoors, Equity Lifestyle Properties drive acquisition.

How does this asset class compare to traditional CRE?

Specialty assets (self-storage, RV parks, MHP, marinas, cold storage, data centers, parking, car wash, QSR/c-store, billboards, cell towers) typically offer higher cap rates than office/retail but with more operational complexity. They reward specialized operators with deep market knowledge. Lender pool is narrower, capital costs sometimes 50–150 bps higher, but downside resilience often better.

Capex and operational considerations?

Specialty assets often have heavier operational burden than passive triple-net retail. Self-storage, RV, MHP: tenant turn, security, basic upkeep. Marinas, parking, car wash: equipment-heavy with replacement reserves. Cold storage, data center: utilities are major cost. Billboards, cell towers: minimal opex, near-passive. Match management capacity to asset operational intensity.

Exit strategy?

Specialty asset cap rates have compressed significantly over last cycle but volatility is real. Buyers: REITs, private equity rollups, regional operators, 1031 buyers. Strong NOI history, environmental clarity (especially for car wash, gas station), and lease structure (for billboards, cell towers) drive valuation. Plan exit 24+ months in advance for best execution.