RV Park Cap Rates in Iowa
Real capitalization rate data from 25 parks across Iowa. Understand what the market is actually returning before you write a check.
What This Means for Investors
Iowa is running hot. An average cap rate of 13.5% 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 (4.0%–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 24 cities, Iowa 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 $1,869,807, most Iowa parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Iowa
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Colo | 11.4% | 2 | $1,708,452 |
| Nebraska City | 24.8% | 1 | $715,553 |
| Altoona | 23.0% | 1 | $6,740,601 |
| Washington County | 22.6% | 1 | $7,224,176 |
| Guttenberg | 20.3% | 1 | $1,077,694 |
| Iowa Falls | 18.5% | 1 | $160,707 |
| Waukee | 17.3% | 1 | $2,789,311 |
| Lake View | 16.7% | 1 | $2,792,958 |
| Indianola | 15.7% | 1 | $1,117,306 |
| Spirit Lake | 15.4% | 1 | $6,571,944 |
| Decatur City | 15.3% | 1 | $565,340 |
| Benton County | 14.9% | 1 | $1,987,312 |
| Maquoketa | 14.1% | 1 | $332,620 |
| Hazleton | 13.6% | 1 | $775,683 |
| Mason City | 13.5% | 1 | $1,828,231 |
| Osceola | 12.6% | 1 | $852,127 |
| Mercer County | 10.8% | 1 | $3,966,641 |
| Blair | 9.8% | 1 | $123,362 |
| Brandon | 8.6% | 1 | $174,203 |
| Council Bluffs | 6.9% | 1 | $922,038 |
| Runnells | 6.2% | 1 | $73,726 |
| Earlham | 5.8% | 1 | $1,629,848 |
| Keokuk | 4.0% | 1 | $308,405 |
| Palo | 4.0% | 1 | $598,491 |
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 |
|---|---|---|---|---|
| Hidden Falls RV Park | Nebraska City | 24.8% | 30 | $715,552 |
| Adventureland Campground | Altoona | 23.0% | 310 | $6,740,600 |
| Cottonwood Cove RV Resort | Washington County | 22.6% | 339 | $7,224,175 |
| Miners Creek Campground and RV Park | Guttenberg | 20.3% | 56 | $1,077,693 |
| SouthPark Estates and Campground | Iowa Falls | 18.5% | 9 | $160,707 |
| Timberline Campground | Waukee | 17.3% | 110 | $2,789,310 |
| Camp Crescent | Lake View | 16.7% | 168 | $2,792,958 |
| Crow's Nest RV Resort & Cabin Rentals | Indianola | 15.7% | 50 | $1,117,305 |
| Cutty's Okoboji Resort Club | Spirit Lake | 15.4% | 300 | $6,571,944 |
| Ted's RV Park | Decatur City | 15.3% | 26 | $565,340 |
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 |
|---|---|---|---|---|
| Hubinger Landing | Keokuk | 4.0% | 20 | $308,405 |
| Morgan Creek Campground | Palo | 4.0% | 36 | $598,491 |
| Shady Brook Camping & RV Adventures, LLC | Earlham | 5.8% | 60 | $1,629,847 |
| Bend River Farms | Runnells | 6.2% | 4 | $73,726 |
| Horseshoe Casino RV Park | Council Bluffs | 6.9% | 43 | $922,037 |
| Lime Creek Area Campground | Brandon | 8.6% | 12 | $174,202 |
| Hardy RV Park | Blair | 9.8% | 8 | $123,362 |
| Shady Lakes RV Resort | Mercer County | 10.8% | 243 | $3,966,640 |
| Hickory Grove Park | Colo | 10.8% | 30 | $489,708 |
| Twin Anchors Camp Ground | Colo | 12.0% | 167 | $2,927,196 |
Get Full Owner Contact Data for Iowa
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 Iowa.
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