RV Park Cap Rates in Indiana
Real capitalization rate data from 37 parks across Indiana. Understand what the market is actually returning before you write a check.
What This Means for Investors
Indiana is priced like a primary market. An average cap rate of 6.5% reflects compressed pricing — buyers are paying for stability, brand, or location certainty, not yield. This isn't necessarily a red flag, but it does mean you're betting on appreciation and rent growth more than current cash flow.
If you want to win in Indiana, you need to either buy before the market knows it's for sale, or bring operational improvement that creates NOI post-close. The range of 3.1%–12.6% shows there are still pockets with real yield — city-level data below will help you find them.
With data spread across 31 cities, Indiana 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 $16,448,648, most Indiana parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Indiana
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Alexandria | 7.2% | 3 | $17,466,667 |
| Indianapolis | 5.1% | 3 | $14,061,667 |
| Aurora | 9.7% | 2 | $1,645,000 |
| Portage | 4.8% | 2 | $93,300,000 |
| Brooks | 12.6% | 1 | $4,235,000 |
| Clarksville | 11.2% | 1 | $900,000 |
| New Castle | 10.9% | 1 | $1,650,000 |
| Huntington | 10.4% | 1 | $4,675,000 |
| Francesville | 8.4% | 1 | $8,250,000 |
| Remington | 8.4% | 1 | $8,625,000 |
| Lafayette | 7.0% | 1 | $10,125,000 |
| Corydon | 6.9% | 1 | $2,750,000 |
| Auburn | 6.8% | 1 | $3,025,000 |
| Rockport | 6.6% | 1 | $1,980,000 |
| Florence | 6.3% | 1 | $12,000,000 |
| Greenfield | 5.9% | 1 | $16,875,000 |
| Brazil | 5.7% | 1 | $2,750,000 |
| Newton County | 5.7% | 1 | $27,000,000 |
| Thorntown | 5.7% | 1 | $32,100,000 |
| Lakeville | 5.4% | 1 | $8,250,000 |
| Saint Paul | 5.4% | 1 | $12,600,000 |
| Joliet | 5.2% | 1 | $8,250,000 |
| Goshen | 5.1% | 1 | $28,800,000 |
| Marengo | 5.1% | 1 | $1,035,000 |
| Olney | 5.0% | 1 | $9,000,000 |
| Shipshewana | 5.0% | 1 | $12,375,000 |
| La Porte | 4.9% | 1 | $900,000 |
| New Carlisle | 4.7% | 1 | $16,500,000 |
| Elkhart County | 4.5% | 1 | $33,000,000 |
| Fremont | 4.5% | 1 | $54,000,000 |
| Howe | 3.1% | 1 | $2,475,000 |
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 |
|---|---|---|---|---|
| Brooks RV Park | Brooks | 12.6% | 77 | $4,235,000 |
| WaterWays Marina And RV Resort | Aurora | 12.5% | 12 | $540,000 |
| Alexandria Mobile Home Park | Alexandria | 11.3% | 15 | $750,000 |
| Silver Creek RV Park | Clarksville | 11.2% | 20 | $900,000 |
| Walnut Ridge Campground | New Castle | 10.9% | 30 | $1,650,000 |
| Camp Timber Lake | Huntington | 10.4% | 85 | $4,675,000 |
| Acorn Oaks RV Park | Francesville | 8.4% | 110 | $8,250,000 |
| Caboose Lake Campground | Remington | 8.4% | 115 | $8,625,000 |
| Wolf’s Leisure Campground | Lafayette | 7.0% | 135 | $10,125,000 |
| Grand Trails RV Park | Corydon | 6.9% | 50 | $2,750,000 |
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 |
|---|---|---|---|---|
| Grandview Bend | Howe | 3.1% | 45 | $2,475,000 |
| Park Place Communities | Alexandria | 3.8% | 500 | $50,000,000 |
| Cathy | Indianapolis | 3.8% | 308 | $30,800,000 |
| Yogi Bear's Jellystone Park Camp Resort | Fremont | 4.5% | 540 | $54,000,000 |
| Yogi Bear’s Jellystone Park Camp Resort | Portage | 4.5% | 940 | $94,000,000 |
| Eby Pines RV Park and Campground | Elkhart County | 4.5% | 330 | $33,000,000 |
| Mini Mountain Campground | New Carlisle | 4.7% | 220 | $16,500,000 |
| Cassidy Motel & RV Park | La Porte | 4.9% | 20 | $900,000 |
| Lakeside R.V. Park & Campground | Olney | 5.0% | 120 | $9,000,000 |
| Shipshewana RV Park | Shipshewana | 5.0% | 165 | $12,375,000 |
Get Full Owner Contact Data for Indiana
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 Indiana.
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