REVENUE ESTIMATE · RV PARK CALCULATOR SUITE
Free tool · Build your annual gross revenue from the bottom up — by site type, average daily rate, occupancy, and operating days. Use this when your financial records are incomplete, informal, or you simply want to cross-check your reported revenue before presenting it to a buyer.
$10.9B Industry Revenue
7–12% Cap Rate Range
16,200+ U.S. Parks
Direct buyer network
1,200+ Parks Acquired
Most RV park valuation tools start with reported revenue. This calculator builds revenue from scratch — using the physical facts of your park that every owner knows without needing a single financial record: how many of each site type you have, what you charge, and how full you typically run.
This calculator provides an educational estimate only and is not a formal appraisal, broker opinion of value, or offer to purchase. Estimated values
are based solely on the figures you enter and may differ materially from actual market value. Investorade is a direct buyer. No information submitted through this calculator constitutes a binding offer or obligation by either party. Consult a licensed real estate professional or certified appraiser for a formal valuation.
The calculator includes a valuation bridge at the bottom that connects your estimated gross revenue to an estimated market value range. This bridge uses a 45 percent expense ratio assumption — the midpoint of the typical 35 to 60 percent range — and a 7 to 10 percent cap rate range to produce a rough valuation context.
VALUATION BRIDGE FORMULA
Estimated NOI = Gross Revenue × 0.55 (assumes 45% expense ratio)
Conservative value = Estimated NOI ÷ 10%
Midpoint value = Estimated NOI ÷ 8.5%
Optimistic value = Estimated NOI ÷ 7%
This is a directional estimate only. Actual NOI and value depend on your
specific expenses, cap rate, and market conditions. Use the full calculator
suite for a precise result.
| Site type | Pricing model | Formula used |
| Full hookup RV sites (30/50-amp, water, sewer) | Nightly | Sites × Nightly Rate × (Occupancy% ÷ 100) × Operating Days |
| Water and electric sites (W/E) | Nightly | Sites × Nightly Rate × (Occupancy% ÷ 100) × Operating Days |
| Dry camping / primitive / tent sites | Nightly | Sites × Nightly Rate × (Occupancy% ÷ 100) × Operating Days |
| Cabin / glamping / rental units | Nightly | Units × Nightly Rate × (Occupancy% ÷ 100) × Operating Days |
| Monthly / long-term sites | Monthly | Sites × Monthly Rate × (Occupancy% ÷ 100) × 12 Months |
The calculator uses a different formula for each site type because each has a fundamentally different pricing structure. Nightly sites are priced per night. Monthly sites are priced per month. The operating days slider accounts for seasonal parks that do not operate year-round.
If your revenue estimate is below market benchmarks, these are the highest-return actions to consider before listing — ranked by typical impact per unit of effort or capital.
Each calculator digs deeper into one component of your valuation. Use them individually or together.
Break down every revenue source and operating expense line by line to compute your true net operating income — the single number that drives your valuation.
Enter your location type, utility infrastructure, occupancy, and maintenance level to determine the most defensible cap rate range for your specific market.
Calculate your park’s estimated value on a per-site basis and compare it against the $15,000–$40,000 industry benchmark range buyers use when evaluating deals.
Estimate your potential annual gross revenue by site count, average daily rate, occupancy rate, and stay-type mix — useful if your records are incomplete or informal.
Enter your deferred maintenance cost estimate and see exactly how much it reduces your property value through cap rate adjustment — and whether fixing it before selling makes financial sense.
Enter your estimated sale price and compare net proceeds after a 6–10% broker commission versus a direct no-commission sale — and see the dollar difference on your specific deal.
Compare a lump-sum cash offer against seller financing — monthly income, total payout over time, interest earned, and the break-even point where seller financing pays more than cash.
A bottoms-up estimate built from accurate site counts, rates, and occupancy figures typically aligns within 10 to 20 percent of actual deposit records for most owner-operated parks. The largest sources of error are using peak occupancy instead of annual occupancy, misestimating operating days for seasonal site types, and omitting ancillary income categories. Running the estimate and then comparing it against two or three years of bank deposits is the single most effective way to validate the inputs and identify any discrepancies before a buyer does.
Yes. The calculator is specifically designed for sellers who do not have formal occupancy records. Use your best recollection of typical site utilization on weekdays and weekends across each season to estimate your annual occupancy percentage. A reasonable estimate — even if imperfect — that produces a revenue figure consistent with your bank deposits is more useful to a buyer than a stated revenue figure with no supporting methodology. If your estimate is significantly lower than your deposits, it is likely that your occupancy is higher than you initially estimated.
No. Revenue from a business that operates on the park property but is legally separate from the park entity — such as a separate restaurant, boat rental company, or tackle shop — should not be included in the park revenue estimate. Buyers who acquire the park real estate and operations will not necessarily acquire the separate business. Mixing the two revenue streams creates confusion during due diligence and can complicate the valuation. Include only revenue that transfers with the park.
Use your most recent full-year figures as the primary input, and be prepared to explain any decline. Buyers will ask for three years of revenue data during due diligence. If revenue has declined, a clear explanation — a road construction project that reduced traffic, a management transition, a flood that took sites offline, or a deliberately reduced operating season — is far more effective than presenting inflated historical figures. Buyers who find unexplained revenue declines during due diligence apply larger uncertainty discounts than buyers who receive transparent explanations.
This calculator produces your gross revenue estimate. That figure feeds directly into the RV Park NOI Calculator where you subtract your operating expenses to compute Net Operating Income. The NOI then feeds into the RV Park Value Calculator where it is divided by your cap rate — determined using the RV Park Cap Rate Calculator — to produce your estimated market value. Running all four calculators in sequence gives you the most complete and defensible picture of your park’s financial position before speaking with any buyer.
