RV Park Cap Rates in Illinois
Real capitalization rate data from 30 parks across Illinois. Understand what the market is actually returning before you write a check.
What This Means for Investors
Illinois is a competitive market. At 7.3% average, pricing reflects real buyer demand — this isn't a market where sellers are desperate. That said, the right deal with operational upside can still pencil well if you underwrite NOI improvements rather than buying trailing income.
In markets like this, the edge is in sourcing — not on-market listings, but owners who haven't marketed. The 30 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 28 cities, Illinois offers enough geographic diversity to be selective. The city breakdown below shows where the cap rate compression is worst and where pockets of yield still exist.
At an average estimated value of $6,275,833, most Illinois parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Illinois
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Durand | 9.1% | 2 | $2,470,000 |
| Clayton | 8.9% | 2 | $2,265,000 |
| Franklin County | 11.2% | 1 | $810,000 |
| Wilmington | 10.9% | 1 | $1,430,000 |
| Normal | 10.4% | 1 | $3,300,000 |
| Mulberry Grove | 9.6% | 1 | $4,400,000 |
| Joliet | 8.8% | 1 | $2,200,000 |
| Sauget | 8.8% | 1 | $2,475,000 |
| Lincoln | 8.3% | 1 | $495,000 |
| Rockton | 8.2% | 1 | $3,410,000 |
| Lake County | 8.1% | 1 | $1,540,000 |
| McHenry County | 7.9% | 1 | $315,000 |
| Granite City | 7.8% | 1 | $2,200,000 |
| Garden Prairie | 7.7% | 1 | $29,000,000 |
| Antioch | 7.4% | 1 | $12,450,000 |
| East St. Louis | 7.4% | 1 | $1,925,000 |
| West Chicago | 7.4% | 1 | $3,520,000 |
| Belvidere | 7.1% | 1 | $13,200,000 |
| Champaign | 6.6% | 1 | $2,090,000 |
| East Peoria | 6.2% | 1 | $4,400,000 |
| South Beloit | 6.1% | 1 | $33,700,000 |
| Chicago | 4.7% | 1 | $7,500,000 |
| Sheridan | 4.7% | 1 | $7,650,000 |
| Shelbyville | 4.4% | 1 | $25,000,000 |
| LaSalle County | 3.6% | 1 | $9,975,000 |
| Sublette | 3.3% | 1 | $45,000 |
| Orion | 3.1% | 1 | $4,400,000 |
| Jackson | 2.6% | 1 | $1,375,000 |
Top 10 Highest Cap Rate Parks
Highest estimated returns — investigate occupancy, management quality, and NOI sustainability before buying on cap rate alone.
| Park Name | City | Cap Rate | Sites | Est. Value |
|---|---|---|---|---|
| SIRenity Farms Campground | Franklin County | 11.2% | 18 | $810,000 |
| Tameling RV Park and Campground | Wilmington | 10.9% | 26 | $1,430,000 |
| Love's RV Stop | Normal | 10.4% | 60 | $3,300,000 |
| Sugar River Forest Preserve - Riverfront | Durand | 10.0% | 12 | $540,000 |
| Oak Ridge Campground | Clayton | 9.8% | 9 | $405,000 |
| St Louis Mulberry RV Gardens | Mulberry Grove | 9.6% | 80 | $4,400,000 |
| Hollywood Casino RV Campground | Joliet | 8.8% | 40 | $2,200,000 |
| Cahokia RV Parque | Sauget | 8.8% | 45 | $2,475,000 |
| Camp-A-While | Lincoln | 8.3% | 11 | $495,000 |
| Sugar River Forest Preserve - Pine Tree | Durand | 8.2% | 80 | $4,400,000 |
10 Lowest Cap Rate Parks
Lower cap rates reflect higher prices relative to income — often found in premium markets, coastal areas, or parks with strong amenities and stable occupancy.
| Park Name | City | Cap Rate | Sites | Est. Value |
|---|---|---|---|---|
| Lil Ole Opry Camp Grounds | Jackson | 2.6% | 25 | $1,375,000 |
| Hillcrest RV Camping | Orion | 3.1% | 80 | $4,400,000 |
| Woodhaven Lakes | Sublette | 3.3% | 1 | $45,000 |
| Starved Rock Campground | LaSalle County | 3.6% | 133 | $9,975,000 |
| Robin Hood Woods Campground | Shelbyville | 4.4% | 250 | $25,000,000 |
| McCormick Place Parking Lot B Overflow | Chicago | 4.7% | 100 | $7,500,000 |
| Mallard Bend RV Resort | Sheridan | 4.7% | 102 | $7,650,000 |
| Pearl Lake RV Resort | South Beloit | 6.1% | 337 | $33,700,000 |
| MillPoint RV Park | East Peoria | 6.2% | 80 | $4,400,000 |
| D & W Lake Camping & RV Park | Champaign | 6.6% | 38 | $2,090,000 |
Get Full Owner Contact Data for Illinois
Cap rates tell you where to look. Owner contact data gets you in the door. Access phone numbers, emails, and deal pipeline tools for every park in Illinois.
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