RV Park Cap Rates in Washington
Real capitalization rate data from 71 parks across Washington. Understand what the market is actually returning before you write a check.
What This Means for Investors
Washington is running hot. An average cap rate of 14.9% is well above the national norm, which signals either underpriced assets, rural markets with strong cash flow, or operators who haven't professionalized revenue. For buyers, that spread is opportunity — find the bottom-quartile operators and you're buying cash flow, not just real estate.
The wide range (3.5%–23.5%) tells the other side of the story: there are parks in this state priced like trophy assets and parks priced like distressed debt. Know which bucket you're bidding on. The highest cap rates typically reflect either management upside or location risk — underwrite both.
With data spread across 53 cities, Washington 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 $5,496,760, most Washington parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Washington
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Warrenton | 13.2% | 6 | $5,701,667 |
| Long Beach | 15.6% | 3 | $1,978,333 |
| Port Angeles | 23.1% | 2 | $2,332,500 |
| Ocean Park | 20.9% | 2 | $1,375,000 |
| Cosmopolis | 16.8% | 2 | $2,722,500 |
| Raymond | 16.8% | 2 | $1,247,500 |
| Chinook | 15.6% | 2 | $3,492,500 |
| Cheney | 14.0% | 2 | $1,540,000 |
| Centralia | 12.8% | 2 | $25,155,000 |
| Chehalis | 12.8% | 2 | $16,547,500 |
| Mount Vernon | 10.3% | 2 | $8,227,500 |
| Ocean City | 9.6% | 2 | $9,825,000 |
| Cle Elum | 23.2% | 1 | $1,150,000 |
| Plymouth | 22.7% | 1 | $4,510,000 |
| Goldendale | 21.2% | 1 | $945,000 |
| Snohomish County | 21.2% | 1 | $90,000 |
| Benton City | 19.2% | 1 | $2,600,000 |
| Lacey | 19.2% | 1 | $2,600,000 |
| Selah | 18.5% | 1 | $1,035,000 |
| The Dalles | 18.5% | 1 | $450,000 |
| Soap Lake | 17.4% | 1 | $2,200,000 |
| Sprague | 16.6% | 1 | $450,000 |
| Coulee City | 16.3% | 1 | $360,000 |
| Hoquiam | 16.0% | 1 | $4,125,000 |
| Cathlamet | 15.7% | 1 | $855,000 |
| Issaquah | 15.7% | 1 | $3,080,000 |
| Montesano | 15.7% | 1 | $810,000 |
| Auburn | 15.1% | 1 | $1,815,000 |
| Bonney Lake | 15.1% | 1 | $5,060,000 |
| Clarkston | 15.1% | 1 | $1,430,000 |
| Clatskanie | 15.1% | 1 | $1,650,000 |
| Darrington | 15.1% | 1 | $2,310,000 |
| Graham | 15.1% | 1 | $3,575,000 |
| Pacific Beach | 15.1% | 1 | $4,950,000 |
| Pasco | 15.1% | 1 | $4,400,000 |
| Rochester | 15.1% | 1 | $3,190,000 |
| Sunnyside | 15.1% | 1 | $1,925,000 |
| Buckley | 14.3% | 1 | $1,650,000 |
| Elma | 14.3% | 1 | $15,000,000 |
| Belfair | 14.0% | 1 | $7,575,000 |
| Burlington | 14.0% | 1 | $1,485,000 |
| Cougar | 14.0% | 1 | $1,485,000 |
| Sedro-Woolley | 14.0% | 1 | $1,485,000 |
| Randle | 13.2% | 1 | $13,125,000 |
| Chimacum | 12.2% | 1 | $13,275,000 |
| Silver Creek | 12.2% | 1 | $7,500,000 |
| Umatilla County | 11.7% | 1 | $7,500,000 |
| Fall City | 11.6% | 1 | $11,250,000 |
| Newport | 11.5% | 1 | $7,500,000 |
| Sequim | 11.5% | 1 | $7,500,000 |
| South Prairie | 11.5% | 1 | $13,575,000 |
| Fairview | 11.1% | 1 | $11,250,000 |
| Anacortes | 3.5% | 1 | $2,275,000 |
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 |
|---|---|---|---|---|
| Conestoga Quarters RV Park | Port Angeles | 23.5% | 12 | $540,000 |
| RV Trailer Parking | Cle Elum | 23.2% | 23 | $1,150,000 |
| Agate Acres RV Park | Plymouth | 22.7% | 82 | $4,510,000 |
| Elwha Dam RV Park | Port Angeles | 22.7% | 75 | $4,125,000 |
| Ocean Park Resort RV Park | Ocean Park | 22.5% | 12 | $540,000 |
| Lake Maryth Resort | Snohomish County | 21.2% | 2 | $90,000 |
| Pine Springs Resort | Goldendale | 21.2% | 21 | $945,000 |
| Stan Hedwall RV Park | Chehalis | 21.1% | 29 | $1,595,000 |
| Martin Way Mobile Home-Rv Park | Lacey | 19.2% | 40 | $2,600,000 |
| Ocean Aire Trailer Park | Ocean Park | 19.2% | 34 | $2,210,000 |
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 |
|---|---|---|---|---|
| Swinomish RV Park | Anacortes | 3.5% | 35 | $2,275,000 |
| Thousand Trails Chehalis | Chehalis | 4.5% | 315 | $31,500,000 |
| Thousand Trails Mount Vernon | None | 4.5% | 262 | $26,200,000 |
| Town & Country Motorcoach and RV Resort | Mount Vernon | 5.6% | 160 | $12,000,000 |
| Thousand Trails Oceana | Ocean City | 6.0% | 150 | $11,250,000 |
| Long Road Mobile Estates | Centralia | 10.4% | 400 | $48,000,000 |
| Loop O | Warrenton | 11.1% | 154 | $11,550,000 |
| Loop K | Warrenton | 11.1% | 154 | $11,550,000 |
| Portland Fairview RV Park | Fairview | 11.1% | 150 | $11,250,000 |
| South Prairie Creek RV Park | South Prairie | 11.5% | 181 | $13,575,000 |
Get Full Owner Contact Data for Washington
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 Washington.
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