RV Park Cap Rates in Illinois
Real capitalization rate data from 30 parks across Illinois. Understand what the market is actually returning before you write a check.
What This Means for Investors
Illinois is running hot. An average cap rate of 14.2% 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 (4.7%–24.1%) 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 28 cities, Illinois 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 $1,890,310, most Illinois parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Illinois
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Durand | 9.1% | 2 | $2,470,000 |
| Clayton | 8.9% | 2 | $974,075 |
| Granite City | 24.1% | 1 | $917,935 |
| Murphysboro | 23.5% | 1 | $1,114,275 |
| Mulberry Grove | 21.8% | 1 | $1,643,150 |
| Sheridan | 21.8% | 1 | $2,095,016 |
| West Chicago | 18.9% | 1 | $1,160,344 |
| South Beloit | 18.6% | 1 | $9,560,226 |
| Wilmington | 18.5% | 1 | $729,755 |
| Normal | 18.1% | 1 | $1,629,848 |
| Antioch | 17.9% | 1 | $4,409,271 |
| Franklin County | 17.2% | 1 | $451,013 |
| Sauget | 16.9% | 1 | $1,100,430 |
| Lake County | 16.3% | 1 | $655,285 |
| Shelbyville | 16.2% | 1 | $5,798,071 |
| East St. Louis | 15.6% | 1 | $779,374 |
| Lincoln | 14.9% | 1 | $232,558 |
| Champaign | 14.7% | 1 | $791,939 |
| East Peoria | 14.3% | 1 | $1,619,060 |
| Sublette | 12.9% | 1 | $14,517 |
| LaSalle County | 12.6% | 1 | $2,411,340 |
| Orion | 9.4% | 1 | $1,209,530 |
| Joliet | 8.8% | 1 | $978,160 |
| Jackson | 8.2% | 1 | $355,393 |
| Rockton | 8.2% | 1 | $3,410,000 |
| McHenry County | 7.9% | 1 | $144,576 |
| Belvidere | 7.1% | 1 | $4,556,174 |
| Chicago | 4.7% | 1 | $2,053,938 |
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 |
|---|---|---|---|---|
| Trails End RV Campground | Granite City | 24.1% | 40 | $917,935 |
| Kinkaid Cabins & RVs | Murphysboro | 23.5% | 22 | $1,114,274 |
| Mallard Bend RV Resort | Sheridan | 21.8% | 102 | $2,095,015 |
| St Louis Mulberry RV Gardens | Mulberry Grove | 21.8% | 80 | $1,643,150 |
| Blackwell Campground | West Chicago | 18.9% | 64 | $1,160,344 |
| Pearl Lake RV Resort | South Beloit | 18.6% | 337 | $9,560,225 |
| Tameling RV Park and Campground | Wilmington | 18.5% | 26 | $729,755 |
| Love's RV Stop | Normal | 18.1% | 60 | $1,629,847 |
| Fox River Recreation | Antioch | 17.9% | 166 | $4,409,270 |
| SIRenity Farms Campground | Franklin County | 17.2% | 18 | $451,012 |
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 |
|---|---|---|---|---|
| McCormick Place Parking Lot B Overflow | Chicago | 4.7% | 100 | $2,053,937 |
| Pine Country RV & Camping Resort | Belvidere | 7.1% | 176 | $4,556,174 |
| North Branch Conservation Area (cyclists only) | McHenry County | 7.9% | 7 | $144,575 |
| Pine Grove Campground | Clayton | 8.0% | 75 | $1,739,421 |
| Sugar River Forest Preserve - Pine Tree | Durand | 8.2% | 80 | $4,400,000 |
| Hononegah Forest Preserve Campground | Rockton | 8.2% | 62 | $3,410,000 |
| Lil Ole Opry Camp Grounds | Jackson | 8.2% | 25 | $355,393 |
| Hollywood Casino RV Campground | Joliet | 8.8% | 40 | $978,160 |
| Hillcrest RV Camping | Orion | 9.4% | 80 | $1,209,530 |
| Oak Ridge Campground | Clayton | 9.8% | 9 | $208,729 |
Get Full Owner Contact Data for Illinois
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 Illinois.
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