RV Park Acquisition — Command Center
The goal, the honest math to get there, the strongest listings to verify, and what to do next. Deeper detail lives in the other tabs.
$30k/mo net cash flow ($360k/yr NOI), passive / absentee — manager-run, location flexible. Returns and stability first, lifestyle second.
At RV-park cap rates (7–9%), $360k NOI implies roughly $4M–$5M of value. Truly passive at that income usually means a larger park (120+ sites) with annual/long-term tenants and a live-on-site GM, or a small portfolio. Full logic in the Playbook.
- Define the box: 100+ sites, ≥40% annual/long-term, real estate included, sewer (not septic), trailing actuals — not pro forma.
- Get pre-qualified for SBA 504 / conventional CRE debt. Note SBA wants an operator, which is in tension with fully passive.
- Shortlist 3 trophy candidates below and request the T-12 + rent roll + tax returns under NDA.
- Line up an RV-park-savvy commercial broker, a CRE attorney, and a third-party operator/management company.
- Underwrite trailing actuals, never the pro forma. Brokers sell the upside; you buy the T-12.
- Annual/long-term tenants = passive. Transient-heavy parks are a hospitality job, not mailbox money.
- Infrastructure kills deals. Septic, 30/50-amp pedestals, and water lines are six-figure surprises. Inspect them.
- SBA wants an operator. Truly absentee may push you to conventional CRE debt or a third-party manager.
- Own the dirt. Avoid ground leases; expansion land and entitlements are where the real upside lives.
For-Sale Listings
Curated from RVParkStore, LoopNet, Crexi, BizBuySell, BizQuest, and commercial brokers (Marcus & Millichap and others). Sorted by how close each comes to a passive $30k/mo. Numbers are as-listed — verify every figure against the T-12 and rent roll under NDA.
| Name | City | State | Asking | Sites | NOI (est) | Cap | $/mo @ levers | Source |
|---|
Deal Calculator
Type in any numbers and the whole deal recalculates live. Load a tracked listing to start from real figures, then tweak price, NOI, down payment, rate, or term. Set your own monthly goal. Everything is pre-tax and assumes a manager's pay already sits inside NOI (true passive).
Loading playbook…
Loading resources…