RV Park Cap Rates in Idaho
Real capitalization rate data from 29 parks across Idaho. Understand what the market is actually returning before you write a check.
What This Means for Investors
Idaho is running hot. An average cap rate of 16.8% 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 (5.7%–25.6%) 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 26 cities, Idaho 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 $1,329,825, most Idaho parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Idaho
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Coeur d'Alene | 16.5% | 3 | $3,378,094 |
| Pocatello | 10.3% | 2 | $1,426,296 |
| Wallace | 25.6% | 1 | $930,019 |
| Filer | 24.8% | 1 | $1,717,326 |
| Council | 24.0% | 1 | $731,746 |
| Hamilton | 24.0% | 1 | $320,138 |
| Ponderay | 24.0% | 1 | $708,879 |
| filer | 24.0% | 1 | $365,872 |
| Eden | 23.0% | 1 | $2,174,388 |
| Declo | 21.4% | 1 | $1,659,537 |
| Anaconda | 17.0% | 1 | $2,876,485 |
| Saint Anthony | 17.0% | 1 | $2,461,962 |
| Whitefish | 16.8% | 1 | $1,240,397 |
| North Fork | 16.4% | 1 | $1,229,173 |
| Clinton | 16.0% | 1 | $594,544 |
| Donnelly | 16.0% | 1 | $1,189,087 |
| McCammon | 16.0% | 1 | $548,810 |
| Hungry Horse | 15.6% | 1 | $1,244,468 |
| Ririe | 15.6% | 1 | $1,422,250 |
| Marsing | 15.5% | 1 | $1,146,340 |
| Buhl | 14.5% | 1 | $82,158 |
| Hollister | 14.5% | 1 | $513,484 |
| Bruneau | 12.6% | 1 | $181,303 |
| Arco | 7.5% | 1 | $987,601 |
| Cut Bank | 7.3% | 1 | $659,001 |
| West Yellowstone | 7.3% | 1 | $593,100 |
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 |
|---|---|---|---|---|
| Wallace RV Park | Wallace | 25.6% | 41 | $930,018 |
| Twin Falls 93 RV Park | Filer | 24.8% | 72 | $1,717,326 |
| Bitterroot Family Campground | Hamilton | 24.0% | 14 | $320,138 |
| Hi-Dee-Ho RV Park | Ponderay | 24.0% | 31 | $708,878 |
| Curry Trailer Park | filer | 24.0% | 16 | $365,872 |
| Trailside Rv & Bicycle Park | Council | 24.0% | 32 | $731,745 |
| Anderson Camp | Eden | 23.0% | 100 | $2,174,387 |
| Village of Trees RV Resort | Declo | 21.4% | 82 | $1,659,536 |
| Blackwell Island RV Resort | Coeur d'Alene | 17.3% | 182 | $4,621,070 |
| Fairmont RV Resort | Anaconda | 17.0% | 116 | $2,876,484 |
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 |
|---|---|---|---|---|
| High Country | Pocatello | 5.7% | 122 | $2,789,781 |
| Lonesomehurst Campground | West Yellowstone | 7.3% | 27 | $593,100 |
| Sunset RV Park | Cut Bank | 7.3% | 30 | $659,001 |
| Mountain View RV Park | Arco | 7.5% | 44 | $987,600 |
| Tumbleweed RV Park & Storage | Bruneau | 12.6% | 10 | $181,303 |
| Busters RV Park and Restaurant | Hollister | 14.5% | 25 | $513,484 |
| Buhl Chamber of Commerce RV Park | Buhl | 14.5% | 4 | $82,157 |
| The Flamingo | Pocatello | 14.8% | 3 | $62,809 |
| Wine Region RV Resort | Marsing | 15.5% | 52 | $1,146,340 |
| Mountain Meadow RV Park & Cabins | Hungry Horse | 15.6% | 56 | $1,244,468 |
Get Full Owner Contact Data for Idaho
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 Idaho.
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