RV Park Cap Rates in Indiana
Real capitalization rate data from 38 parks across Indiana. Understand what the market is actually returning before you write a check.
What This Means for Investors
Indiana is running hot. An average cap rate of 16.7% 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 (4.5%–24.8%) 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 32 cities, Indiana 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 $7,227,889, most Indiana parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Indiana
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Indianapolis | 17.3% | 3 | $3,405,777 |
| Alexandria | 13.6% | 3 | $3,869,430 |
| Aurora | 16.6% | 2 | $694,762 |
| Portage | 10.8% | 2 | $58,601,044 |
| Brooks | 24.8% | 1 | $1,836,584 |
| Greenfield | 24.3% | 1 | $5,231,138 |
| Francesville | 23.8% | 1 | $2,491,198 |
| Remington | 23.8% | 1 | $2,604,433 |
| Lakeville | 23.3% | 1 | $2,424,950 |
| New Castle | 23.3% | 1 | $661,350 |
| Joliet | 23.0% | 1 | $2,391,826 |
| Huntington | 22.7% | 1 | $1,822,633 |
| Thorntown | 22.7% | 1 | $6,883,122 |
| Lafayette | 21.8% | 1 | $2,772,815 |
| Goshen | 21.4% | 1 | $5,828,616 |
| Newton County | 18.1% | 1 | $7,334,313 |
| Clarksville | 17.2% | 1 | $501,125 |
| Florence | 16.7% | 1 | $3,864,460 |
| Saint Paul | 15.5% | 1 | $3,703,560 |
| Corydon | 15.1% | 1 | $1,067,168 |
| Olney | 15.1% | 1 | $2,561,205 |
| Shipshewana | 15.1% | 1 | $3,521,657 |
| Auburn | 14.9% | 1 | $1,162,789 |
| Rockport | 14.7% | 1 | $750,258 |
| Portland | 14.6% | 1 | $6,168,100 |
| New Carlisle | 14.5% | 1 | $4,518,663 |
| Howe | 14.1% | 1 | $680,360 |
| Brazil | 13.6% | 1 | $966,743 |
| Marengo | 11.4% | 1 | $389,294 |
| La Porte | 11.1% | 1 | $332,495 |
| Elkhart County | 4.5% | 1 | $7,771,706 |
| Fremont | 4.5% | 1 | $54,000,000 |
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 |
|---|---|---|---|---|
| Brooks RV Park | Brooks | 24.8% | 77 | $1,836,584 |
| S&H Campground | Greenfield | 24.3% | 225 | $5,231,137 |
| Acorn Oaks RV Park | Francesville | 23.8% | 110 | $2,491,197 |
| Caboose Lake Campground | Remington | 23.8% | 115 | $2,604,433 |
| Maple Ridge Campground | Lakeville | 23.3% | 110 | $2,424,950 |
| Walnut Ridge Campground | New Castle | 23.3% | 30 | $661,350 |
| Martin Campground | Joliet | 23.0% | 110 | $2,391,825 |
| Old Mill Run | Thorntown | 22.7% | 321 | $6,883,122 |
| Camp Timber Lake | Huntington | 22.7% | 85 | $1,822,633 |
| Wolf’s Leisure Campground | Lafayette | 21.8% | 135 | $2,772,814 |
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 |
|---|---|---|---|---|
| Yogi Bear's Jellystone Park Camp Resort | Fremont | 4.5% | 540 | $54,000,000 |
| Yogi Bear’s Jellystone Park Camp Resort | Portage | 4.5% | 940 | $94,000,000 |
| Eby Pines RV Park and Campground | Elkhart County | 4.5% | 330 | $7,771,705 |
| Cassidy Motel & RV Park | La Porte | 11.1% | 20 | $332,495 |
| Alexandria Mobile Home Park | Alexandria | 11.3% | 15 | $320,149 |
| Happy Hollow Homestead | Marengo | 11.4% | 23 | $389,294 |
| Fallen Rock RV Parke & Campground | Brazil | 13.6% | 50 | $966,743 |
| Grandview Bend | Howe | 14.1% | 45 | $680,359 |
| Mini Mountain Campground | New Carlisle | 14.5% | 220 | $4,518,662 |
| Hoosierland Campground | Alexandria | 14.5% | 30 | $616,452 |
Get Full Owner Contact Data for Indiana
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 Indiana.
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