FREE CALCULATOR · INVESTORADE
Use the same income approach buyers and lenders use. Free, instant, no signup required.
$10.9B Industry Revenue
7–12% Cap Rate Range
16,200+ U.S. Parks
Direct buyer network
1,200+ Parks Acquired
Estimate your RV park’s value using annual revenue, operating expenses, and a market cap rate. This gives you a practical starting point before speaking with a buyer, broker, lender, or appraiser.
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 income approach is the primary valuation method buyers and commercial lenders use for RV parks. It values your property as an income-producing business — not based on land size, replacement cost, or comparable home sales.
Subtract all operating expenses from gross revenue. Exclude your mortgage payment — NOI is always before debt service
Choose a cap rate that reflects your market, location, occupancy, and infrastructure quality. Lower cap rate = higher value.
Divide NOI by the cap rate (as a decimal). A $120,000 NOI at 8% cap rate produces an estimated value of $1,500,000.
NOI ÷ Cap Rate = Estimated Value
Example: $120,000 ÷ 0.08 = $1,500,000
| Park type | Cap rate range | What drives this range |
|---|---|---|
| Resort / national park / coastal | 6.0% – 8.0% | High and consistent demand, premium location, strong seasonal loyalty, city utilities |
| Regional recreation / lake / river | 7.0% – 9.0% | Solid tourism drivers, seasonal but recurring, established guest base |
| Suburban / highway / metro-adjacent | 7.5% – 9.5% | Year-round demand mix, workforce housing, reliable access, mixed guest types |
| Rural / remote / seasonal only | 9.0% – 11.5% | Limited demand drivers, single-season revenue, well/septic infrastructure risk |
| Deferred maintenance / declining occupancy | 10.0% – 13.0% | Buyer prices in repair capital and uncertainty — direct buyers may still make offers |
Cap rates for RV parks vary significantly by location, occupancy stability, and infrastructure quality. Use these ranges as a starting point when entering your cap rate in the calculator above.
The numbers matter, but buyers also look at what it will feel like to own, improve, and operate the park after closing.
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.
The income approach — dividing net operating income by the applicable cap rate — is the method buyers and commercial lenders use and is widely considered the most accurate for income-producing properties like RV parks. Comparable sales and cost approaches are used as secondary checks but carry less weight than the income method for operating businesses.
Cap rates for RV parks in most U.S. markets range from 7% to 12% depending on location quality, occupancy stability, utility infrastructure, and deferred maintenance. Resort and coastal parks near national parks trade closer to 6–8%. Rural or highly seasonal parks with well and septic systems typically trade at 9–11.5%. Use our cap rate calculator for a market-specific estimate.
No. Buyers evaluate both current income and future potential. A park with lower occupancy in a strong location may still attract serious interest if the buyer sees a clear path to improving operations. Low occupancy typically affects the cap rate applied rather than eliminating buyer interest entirely.
Not always. Deferred maintenance affects the cap rate buyers apply and may reduce the offer price, but it does not prevent a sale — especially with direct buyers who acquire as-is. Use the deferred maintenance impact calculator above to see exactly how much a repair backlog reduces your estimated value before deciding whether to fix it before selling.
This calculator uses the same income approach methodology as a formal appraisal but produces an estimate based solely on the figures you enter. A formal appraisal involves an on-site inspection, verified financial records, comparable transaction research, and a licensed appraiser’s professional judgment. Use this calculator to get a grounded starting point — then request a direct offer from Investorade to see what a real buyer would pay.
