RV Park Cap Rates in Iowa
Real capitalization rate data from 25 parks across Iowa. Understand what the market is actually returning before you write a check.
What This Means for Investors
Iowa is priced like a primary market. An average cap rate of 5.3% 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 Iowa, 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 2.8%–8.4% shows there are still pockets with real yield — city-level data below will help you find them.
With data spread across 24 cities, Iowa 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 $7,330,400, most Iowa parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Iowa
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Colo | 3.5% | 2 | $7,087,500 |
| Nebraska City | 8.4% | 1 | $1,650,000 |
| Indianola | 7.5% | 1 | $2,750,000 |
| Decatur City | 7.1% | 1 | $1,430,000 |
| Council Bluffs | 6.9% | 1 | $2,365,000 |
| Benton County | 6.8% | 1 | $5,170,000 |
| Waukee | 6.8% | 1 | $8,250,000 |
| Runnells | 6.2% | 1 | $180,000 |
| Altoona | 5.9% | 1 | $31,000,000 |
| Iowa Falls | 5.8% | 1 | $405,000 |
| Hazleton | 5.7% | 1 | $2,200,000 |
| Maquoketa | 5.7% | 1 | $990,000 |
| Washington County | 5.7% | 1 | $33,900,000 |
| Guttenberg | 5.6% | 1 | $3,080,000 |
| Mason City | 5.6% | 1 | $5,225,000 |
| Osceola | 4.9% | 1 | $2,585,000 |
| Lake View | 4.4% | 1 | $12,600,000 |
| Blair | 4.0% | 1 | $360,000 |
| Keokuk | 4.0% | 1 | $900,000 |
| Palo | 4.0% | 1 | $1,980,000 |
| Spirit Lake | 4.0% | 1 | $30,000,000 |
| Brandon | 3.3% | 1 | $540,000 |
| Earlham | 3.3% | 1 | $3,300,000 |
| Mercer County | 2.8% | 1 | $18,225,000 |
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 |
|---|---|---|---|---|
| Hidden Falls RV Park | Nebraska City | 8.4% | 30 | $1,650,000 |
| Crow's Nest RV Resort & Cabin Rentals | Indianola | 7.5% | 50 | $2,750,000 |
| Ted's RV Park | Decatur City | 7.1% | 26 | $1,430,000 |
| Horseshoe Casino RV Park | Council Bluffs | 6.9% | 43 | $2,365,000 |
| Beyonder Getaway Lazy Acres | Benton County | 6.8% | 94 | $5,170,000 |
| Timberline Campground | Waukee | 6.8% | 110 | $8,250,000 |
| Bend River Farms | Runnells | 6.2% | 4 | $180,000 |
| Adventureland Campground | Altoona | 5.9% | 310 | $31,000,000 |
| SouthPark Estates and Campground | Iowa Falls | 5.8% | 9 | $405,000 |
| Horseshoe Pond Campground | Maquoketa | 5.7% | 22 | $990,000 |
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 |
|---|---|---|---|---|
| Shady Lakes RV Resort | Mercer County | 2.8% | 243 | $18,225,000 |
| Lime Creek Area Campground | Brandon | 3.3% | 12 | $540,000 |
| Twin Anchors Camp Ground | Colo | 3.3% | 167 | $12,525,000 |
| Shady Brook Camping & RV Adventures, LLC | Earlham | 3.3% | 60 | $3,300,000 |
| Hickory Grove Park | Colo | 3.8% | 30 | $1,650,000 |
| Cutty's Okoboji Resort Club | Spirit Lake | 4.0% | 300 | $30,000,000 |
| Hubinger Landing | Keokuk | 4.0% | 20 | $900,000 |
| Morgan Creek Campground | Palo | 4.0% | 36 | $1,980,000 |
| Hardy RV Park | Blair | 4.0% | 8 | $360,000 |
| Camp Crescent | Lake View | 4.4% | 168 | $12,600,000 |
Get Full Owner Contact Data for Iowa
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 Iowa.
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