RV Park Cap Rates in Louisiana
Real capitalization rate data from 40 parks across Louisiana. Understand what the market is actually returning before you write a check.
What This Means for Investors
Louisiana is running hot. An average cap rate of 14.9% 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 (6.3%–23.6%) 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 30 cities, Louisiana 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 $1,266,065, most Louisiana parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Louisiana
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Lake Charles | 17.0% | 3 | $1,038,494 |
| Baton Rouge | 14.9% | 3 | $1,073,259 |
| Port Allen | 18.3% | 2 | $1,689,047 |
| Gibson | 16.2% | 2 | $590,441 |
| Breaux Bridge | 15.8% | 2 | $1,736,078 |
| Minden | 15.3% | 2 | $662,795 |
| Houma | 14.5% | 2 | $352,584 |
| Morgan City | 11.8% | 2 | $853,000 |
| New Orleans | 22.3% | 1 | $2,226,777 |
| Ruston | 19.8% | 1 | $3,198,213 |
| Ponchatoula | 19.7% | 1 | $8,315,667 |
| Iowa | 19.1% | 1 | $1,892,680 |
| St Francisville | 18.0% | 1 | $736,181 |
| Maurepas | 16.4% | 1 | $423,911 |
| Iberia Parish | 15.5% | 1 | $4,078,325 |
| Convent | 14.9% | 1 | $1,797,037 |
| Sulphur | 14.9% | 1 | $1,269,942 |
| Dulac | 14.7% | 1 | $500,172 |
| Duson | 14.5% | 1 | $1,273,441 |
| Center Point | 14.2% | 1 | $120,363 |
| Port Arthur | 13.8% | 1 | $1,060,344 |
| Delhi | 13.1% | 1 | $730,572 |
| Grand Isle | 12.6% | 1 | $271,955 |
| Schriever | 12.0% | 1 | $525,843 |
| Ama | 11.4% | 1 | $1,184,811 |
| Metairie | 11.1% | 1 | $99,749 |
| New Iberia | 11.1% | 1 | $1,512,852 |
| Livingston | 10.2% | 1 | $133,123 |
| LaPlace | 9.8% | 1 | $616,810 |
| Natchitoches | 6.3% | 1 | $570,718 |
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 |
|---|---|---|---|---|
| Osprey Lakes RV Park | Lake Charles | 23.6% | 93 | $2,085,750 |
| French Quarter RV Resort | New Orleans | 22.3% | 52 | $2,226,776 |
| Cajun Country RV Park of Port Allen Louisiana | Port Allen | 21.8% | 132 | $2,711,197 |
| Night RV Park | Baton Rouge | 21.1% | 100 | $1,993,712 |
| Bayou Black RV Park | Gibson | 20.4% | 23 | $444,701 |
| Piney Hills RV Park | Ruston | 19.8% | 100 | $3,198,212 |
| Sun Outdoors New Orleans North Shore | Ponchatoula | 19.7% | 265 | $8,315,666 |
| SerenityPonds RV Resort | Iowa | 19.1% | 64 | $1,892,680 |
| Peaceful Pines RV Park | St Francisville | 18.0% | 42 | $736,180 |
| Cooling Springs RV Resort | Lake Charles | 16.4% | 39 | $920,823 |
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 |
|---|---|---|---|---|
| Midway RV Park & Marina | Natchitoches | 6.3% | 28 | $570,718 |
| Cajun Country RV Park | Morgan City | 8.6% | 14 | $203,235 |
| Made To Go RV | Baton Rouge | 9.0% | 37 | $548,266 |
| LaPlace Riverside RV Park | LaPlace | 9.8% | 40 | $616,810 |
| Lakeside RV Resort | Livingston | 10.2% | 10 | $133,123 |
| Twelve Oaks RV Park | Lake Charles | 10.9% | 8 | $108,908 |
| Chase's RV Park | New Iberia | 11.1% | 91 | $1,512,851 |
| New Orleans, LA Elks Lodge #30 | Metairie | 11.1% | 6 | $99,748 |
| Ama RV Park | Ama | 11.4% | 70 | $1,184,810 |
| Cajun Pride RV | Schriever | 12.0% | 30 | $525,843 |
Get Full Owner Contact Data for Louisiana
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 Louisiana.
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