RV Park Cap Rates in Massachusetts
Real capitalization rate data from 19 parks across Massachusetts. Understand what the market is actually returning before you write a check.
What This Means for Investors
Massachusetts is running hot. An average cap rate of 18.0% 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 (11.6%–23.5%) 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 18 cities, Massachusetts 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 $3,031,266, most Massachusetts parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Massachusetts
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Southwick | 18.4% | 2 | $3,269,639 |
| Chester | 23.5% | 1 | $2,011,151 |
| Wales | 23.5% | 1 | $1,787,690 |
| Webster | 23.5% | 1 | $2,435,727 |
| Eastham | 19.8% | 1 | $3,168,100 |
| Oakham | 19.4% | 1 | $10,666,775 |
| Sandwich | 18.4% | 1 | $1,832,580 |
| East Wareham | 17.6% | 1 | $13,378,511 |
| Bernardston | 17.4% | 1 | $3,202,042 |
| Mansfield | 17.0% | 1 | $7,426,538 |
| Tyngsborough | 17.0% | 1 | $595,278 |
| Pittsfield | 16.9% | 1 | $978,160 |
| Sutton | 16.7% | 1 | $481,250 |
| Hinsdale | 16.4% | 1 | $1,177,531 |
| Lanesborough | 16.4% | 1 | $70,589 |
| Greenfield | 16.2% | 1 | $46,553 |
| Whately | 14.9% | 1 | $845,665 |
| Auburn | 11.6% | 1 | $950,650 |
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 |
|---|---|---|---|---|
| Walker Island Campgrounds | Chester | 23.5% | 90 | $2,011,150 |
| Oak Haven Family Campground | Wales | 23.5% | 80 | $1,787,690 |
| Douglas Forest RV Resort | Webster | 23.5% | 109 | $2,435,726 |
| Atlantic Oaks Campground | Eastham | 19.8% | 100 | $3,168,100 |
| Pine Acres Family Camping Resort | Oakham | 19.4% | 350 | $10,666,775 |
| Southwick Acres Campgrounds | Southwick | 19.2% | 60 | $1,792,455 |
| Sun Retreats Peters Pond | Sandwich | 18.4% | 66 | $1,832,580 |
| Maple Park Campground | East Wareham | 17.6% | 515 | $13,378,511 |
| Pioneer Valley RV Campground | Southwick | 17.5% | 185 | $4,746,822 |
| Travelers Woods NE Inc | Bernardston | 17.4% | 125 | $3,202,041 |
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 |
|---|---|---|---|---|
| American Mobile Home Park | Auburn | 11.6% | 38 | $950,649 |
| White Birch Campground | Whately | 14.9% | 40 | $845,665 |
| Camp Keewanee | Greenfield | 16.2% | 2 | $46,553 |
| Mt. Greylock Campsite Park | Lanesborough | 16.4% | 3 | $70,588 |
| Fernwood Forest Campground | Hinsdale | 16.4% | 50 | $1,177,530 |
| Kings Family Campground | Sutton | 16.7% | 20 | $481,250 |
| Bonnie Brae Campground | Pittsfield | 16.9% | 40 | $978,160 |
| Canoe River Campgrounds | Mansfield | 17.0% | 300 | $7,426,537 |
| Berry's Grove Campground | Tyngsborough | 17.0% | 24 | $595,278 |
| Travelers Woods NE Inc | Bernardston | 17.4% | 125 | $3,202,041 |
Get Full Owner Contact Data for Massachusetts
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 Massachusetts.
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