Run the numbers before you make an offer

RV Park Investment Analysis Tools

Free tools built for RV park underwriting. Cap rates, NOI projections, cash-on-cash returns, due diligence checklists, and financing guides — everything you need to evaluate a deal with confidence.

Cap Rate NOI Estimator Cash-on-Cash Due Diligence Financing Guide

Calculator 1

Cap Rate Calculator

Cap Rate = NOI ÷ Purchase Price × 100. In secondary markets, target 8%+. In primary markets, 6%+ is typical.

Purchase Price ($)

Annual Gross Income ($)

Vacancy Allowance ($)

Management Fees ($)

Utilities ($)

Maintenance ($)

Insurance ($)

Property Tax ($)

Capital Reserves ($)

Calculator 2

NOI Estimator

Project Net Operating Income from site count, nightly rates, and occupancy. Build your pro forma from the ground up.

Number of Sites

Average Nightly Rate ($)

Average Annual Occupancy (%)

Annual Operating Expenses ($)

Calculator 3

Cash-on-Cash Return Calculator

CoC Return = Annual Cash Flow ÷ Total Cash Invested × 100. This is the true measure of how hard your down payment is working.

Purchase Price ($)

Down Payment (%)

Interest Rate (%)

Loan Term (years)

Annual NOI ($)

Closing Costs & Reserves ($)

Checklist

RV Park Due Diligence Checklist

Check off each item before you close. Uncover deal-killers early — never after earnest money goes hard.

Check items as you complete them. Progress is saved in your browser.

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Physical & Site

Zoning confirmation — verify RV park use is permitted and non-conforming use status if any
Water system: confirm capacity, ownership (city/well), condition of lines and pump equipment
Sewer system: city hookup vs. septic — confirm capacity and last inspection date
Electrical: confirm amp service per site (30A vs 50A), transformer age, metering method
Road conditions: surface material, drainage, turning radii adequate for modern RVs (40+ ft)
Signage rights: confirm zoning allows roadside signage, inspect existing sign permits
Environmental Phase 1 assessment — check for fuel storage, dry cleaning, prior industrial use
Survey and boundary confirmation — compare to county records
Flood zone determination — confirm FEMA flood zone status

Financial

3 years of profit & loss statements (request actuals, not owner estimates)
3 years of utility bills — water, electric, gas separated by expense type
3 years of property tax history — confirm no delinquency or appeals in progress
Occupancy reports by month — verify seasonality and identify any declining trends
Lease agreements for any long-term or seasonal tenants — review terms and eviction rights
All existing service contracts: landscaping, trash, internet, cable
Existing loan payoff amounts and prepayment penalties
Security deposit schedule and current balances

Operational

Current reservation system (PMS) — contract terms, data portability, migration cost
Staffing list: W2 vs. 1099, role descriptions, whether key staff will remain post-close
Management contracts: review any third-party management agreements and termination terms
Business licenses and operating permits — confirm current and no pending violations
Health department certifications for any pools, spas, or restroom facilities
State and local RV park licensing requirements — confirm compliance
Any pending litigation, code violations, or neighbor complaints
Insurance: current coverage limits, claims history for past 5 years

Market & Demand

Competitor inventory within 25 miles — name, site count, rate, amenities, online ratings
Seasonal occupancy pattern — confirm whether park is year-round or seasonal
Demand drivers: proximity to national parks, lakes, highways, events, employer base
Highway visibility and access: confirm easy ingress/egress for large rigs
Online reputation: Google, Campspot, RV Life ratings and trend over 2 years
Area supply pipeline: any new RV parks permitted or under construction nearby

Reference Guide

RV Park Financing Options

Four main paths to financing an RV park acquisition — each with different down payment requirements, terms, and qualification criteria.

Conventional Commercial Loan

Most Common

Down Payment

20–30%

Loan Term

5–20 years

Amortization

20–25 years

Balloon

Typically yes

Available from community banks, regional banks, and credit unions that understand hospitality real estate. Requires 2–3 years of operating history, strong DSCR (typically 1.25x+), and a borrower with relevant experience. Best suited for stabilized, cash-flowing parks. Shop multiple lenders — rates and terms vary significantly.

SBA 7(a) Loan

Low Down Payment

Down Payment

10%+

Max Loan

$5 million

Loan Term

Up to 25 years

Balloon

The SBA 7(a) program is popular for RV park acquisitions because it allows lower down payments and longer fully-amortizing terms — which improves cash flow in early years. Critically, the borrower must be owner-operator (you manage the business). Closing timelines are longer (60–90 days), and there are use-of-proceeds restrictions. Work with an SBA Preferred Lender for fastest execution.

Seller Financing

Common in RV Parks

Down Payment

5–20%

Typical Term

5–10 years

Balloon

Usually yes

Qualification

Seller-driven

RV parks are among the most seller-financed asset classes in commercial real estate. Many long-time park owners prefer installment sale treatment for tax purposes. Seller financing can be structured as a first lien or a second lien alongside a conventional loan. The seller's willingness to carry paper is often a signal of their confidence in the business — and a negotiating tool. Always record the note and deed of trust properly.

Private & Hard Money (Bridge Financing)

Value-Add Deals

Down Payment

20–35%

Typical Term

12–36 months

Rate

10–14%

Speed

7–21 days

Used when a park doesn't yet qualify for conventional financing — distressed operations, deferred maintenance, no operating history, or a competitive bid situation requiring fast close. The strategy: acquire with bridge financing, stabilize and improve NOI over 12–24 months, then refinance into conventional or SBA permanent debt at the higher appraised value. High cost of capital means you need a clear value-add thesis with a defined exit to permanent financing.

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