RV Park Cap Rates in Iowa
Real capitalization rate data from 10 parks across Iowa. Understand what the market is actually returning before you write a check.
What This Means for Investors
Iowa is a competitive market. At 7.5% 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 10 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 10 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 $2,193,840, 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 |
|---|---|---|---|
| New Windsor | 10.8% | 1 | $3,966,641 |
| Blair | 9.8% | 1 | $123,362 |
| Council Bluffs | 9.4% | 1 | $922,038 |
| Afton | 8.2% | 1 | $3,360,000 |
| Runnells | 8.1% | 1 | $73,726 |
| Palo | 7.4% | 1 | $598,491 |
| Keokuk | 6.4% | 1 | $308,405 |
| Osceola | 5.4% | 1 | $3,289,213 |
| Forest City | 5.3% | 1 | $7,666,687 |
| Earlham | 4.5% | 1 | $1,629,848 |
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 |
|---|---|---|---|---|
| Shady Lakes RV Resort | New Windsor | 10.8% | 243 | $3,966,640 |
| Hardy RV Park | Blair | 9.8% | 8 | $123,362 |
| Horseshoe Casino RV Park | Council Bluffs | 9.4% | 43 | $922,037 |
| Three Mile Lake campground | Afton | 8.2% | 80 | $3,359,999 |
| Bend River Farms | Runnells | 8.1% | 4 | $73,726 |
| Morgan Creek Campground | Palo | 7.4% | 36 | $598,491 |
| Hubinger Landing | Keokuk | 6.4% | 20 | $308,405 |
| Friendly Acres of Osceola Mobile Home Community | Osceola | 5.43% | 65 | $3,289,212 |
| Greenfield Estates | Forest City | 5.33% | 150 | $7,666,686 |
| Shady Brook Camping & RV Adventures, LLC | Earlham | 4.5% | 60 | $1,629,847 |
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 Brook Camping & RV Adventures, LLC | Earlham | 4.5% | 60 | $1,629,847 |
| Greenfield Estates | Forest City | 5.33% | 150 | $7,666,686 |
| Friendly Acres of Osceola Mobile Home Community | Osceola | 5.43% | 65 | $3,289,212 |
| Hubinger Landing | Keokuk | 6.4% | 20 | $308,405 |
| Morgan Creek Campground | Palo | 7.4% | 36 | $598,491 |
| Bend River Farms | Runnells | 8.1% | 4 | $73,726 |
| Three Mile Lake campground | Afton | 8.2% | 80 | $3,359,999 |
| Horseshoe Casino RV Park | Council Bluffs | 9.4% | 43 | $922,037 |
| Hardy RV Park | Blair | 9.8% | 8 | $123,362 |
| Shady Lakes RV Resort | New Windsor | 10.8% | 243 | $3,966,640 |
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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