RV Park Cap Rates in Minnesota
Real capitalization rate data from 13 parks across Minnesota. Understand what the market is actually returning before you write a check.
What This Means for Investors
Minnesota is priced like a primary market. An average cap rate of 6.7% reflects compressed pricing — buyers are paying for stability, brand, or location certainty, not yield. This isn't necessarily a red flag, but it does mean you're betting on appreciation and rent growth more than current cash flow.
If you want to win in Minnesota, you need to either buy before the market knows it's for sale, or bring operational improvement that creates NOI post-close. The range of 4.0%–9.9% shows there are still pockets with real yield — city-level data below will help you find them.
With data spread across 13 cities, Minnesota 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 $3,121,728, most Minnesota parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Minnesota
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| St. Cloud | 9.9% | 1 | $2,419,977 |
| Gilbert | 8.7% | 1 | $2,511,497 |
| Kerrick | 7.7% | 1 | $9,546,871 |
| Garrison | 7.0% | 1 | $1,039,626 |
| Welch | 6.9% | 1 | $978,408 |
| Little Falls | 6.7% | 1 | $317,613 |
| Sauk Rapids | 6.3% | 1 | $327,276 |
| Stacy | 6.3% | 1 | $327,276 |
| Waseca | 6.3% | 1 | $327,276 |
| Cambridge | 5.8% | 1 | $341,219 |
| Chaska | 5.8% | 1 | $341,219 |
| Motley | 5.1% | 1 | $8,962,645 |
| Burnsville | 4.0% | 1 | $13,141,574 |
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 |
|---|---|---|---|---|
| St. Cloud Campground & RV Park | St. Cloud | 9.9% | 102 | $2,419,977 |
| West Forty RV Park and Campground | Gilbert | 8.7% | 58 | $2,511,496 |
| Oak Lake Campground | Kerrick | 7.7% | 207 | $9,546,870 |
| Shady Creek Resort on Mille Lacs | Garrison | 6.97% | 19 | $1,039,625 |
| Treasure Island Resort & Casino RV Park | Welch | 6.87% | 20 | $978,407 |
| Suburban Mobile Home Park | Little Falls | 6.73% | 7 | $317,612 |
| Sunrise Estates Mobile Home Park | Stacy | 6.33% | 7 | $327,275 |
| Fischer's Garden Mobile Park | Sauk Rapids | 6.33% | 7 | $327,275 |
| Vista Villa | Waseca | 6.33% | 7 | $327,275 |
| Pine Village Mobile Home Park | Cambridge | 5.83% | 7 | $341,218 |
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 |
|---|---|---|---|---|
| Sunny Acres Manufactured Home Community | Burnsville | 4.0% | 218 | $13,141,573 |
| Hardy's Lake in the Woods RV Resort | Motley | 5.07% | 160 | $8,962,644 |
| Pine Village Mobile Home Park | Cambridge | 5.83% | 7 | $341,218 |
| Riverview Terrace Mobile Home Park | Chaska | 5.83% | 7 | $341,218 |
| Sunrise Estates Mobile Home Park | Stacy | 6.33% | 7 | $327,275 |
| Fischer's Garden Mobile Park | Sauk Rapids | 6.33% | 7 | $327,275 |
| Vista Villa | Waseca | 6.33% | 7 | $327,275 |
| Suburban Mobile Home Park | Little Falls | 6.73% | 7 | $317,612 |
| Treasure Island Resort & Casino RV Park | Welch | 6.87% | 20 | $978,407 |
| Shady Creek Resort on Mille Lacs | Garrison | 6.97% | 19 | $1,039,625 |
Get Full Owner Contact Data for Minnesota
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 Minnesota.
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