RV Park Cap Rates in Mississippi
Real capitalization rate data from 29 parks across Mississippi. Understand what the market is actually returning before you write a check.
What This Means for Investors
Mississippi is running hot. An average cap rate of 15.4% 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 (3.4%–24.3%) 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 22 cities, Mississippi 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 $1,615,318, most Mississippi parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Mississippi
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Gulfport | 17.8% | 3 | $2,796,858 |
| Vicksburg | 16.4% | 3 | $1,156,391 |
| Hattiesburg | 13.4% | 3 | $1,035,761 |
| Bay St. Louis | 16.4% | 2 | $889,384 |
| Florence | 24.3% | 1 | $860,232 |
| Biloxi | 19.7% | 1 | $1,380,715 |
| Canton | 19.3% | 1 | $737,260 |
| Corinth | 18.5% | 1 | $267,438 |
| Horn Lake | 18.5% | 1 | $3,199,695 |
| Morganza | 18.5% | 1 | $641,853 |
| Southaven | 17.5% | 1 | $3,489,556 |
| Brandon | 16.7% | 1 | $1,662,475 |
| Slidell | 16.1% | 1 | $4,635,571 |
| Lumberton | 15.5% | 1 | $2,777,670 |
| Byram | 15.3% | 1 | $3,131,118 |
| Seminary | 14.9% | 1 | $295,982 |
| Richland | 13.4% | 1 | $114,203 |
| Sandersville | 12.0% | 1 | $350,563 |
| Shannon | 11.7% | 1 | $551,264 |
| Tunica | 9.3% | 1 | $1,568,236 |
| Tunica Resorts | 6.8% | 1 | $3,111,179 |
| Waynesboro | 3.4% | 1 | $1,323,420 |
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 |
|---|---|---|---|---|
| Wendy Oaks RV Resort | Florence | 24.3% | 37 | $860,231 |
| Quilly's Magnolia RV Park | Vicksburg | 23.0% | 94 | $2,043,923 |
| Gulfport Luxury RV Resort | Gulfport | 22.6% | 100 | $4,432,825 |
| Gulf Beach RV Resort | Biloxi | 19.7% | 44 | $1,380,714 |
| Movietown RV Park | Canton | 19.3% | 40 | $737,260 |
| Maxey Care RV Park | Morganza | 18.5% | 36 | $641,853 |
| Cross City RV Park | Corinth | 18.5% | 15 | $267,438 |
| Sun Retreats Horn Lake | Horn Lake | 18.5% | 114 | $3,199,695 |
| Love's RV Hookup | Hattiesburg | 17.7% | 6 | $157,564 |
| EZ Daze RV Park | Southaven | 17.5% | 136 | $3,489,556 |
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 |
|---|---|---|---|---|
| Manor Creek | Waynesboro | 3.4% | 69 | $1,323,420 |
| Mid-South RV Park (Closed) | Tunica Resorts | 6.8% | 123 | $3,111,178 |
| Sam's Town RV Park | Tunica | 9.3% | 62 | $1,568,235 |
| Forrest County RV Park | Hattiesburg | 11.1% | 147 | $2,443,837 |
| Black Creek RV Park | Hattiesburg | 11.3% | 20 | $505,881 |
| Natchez Trace RV Park | Shannon | 11.7% | 32 | $551,264 |
| Go Fish R. V. Park | Sandersville | 12.0% | 20 | $350,562 |
| Ameristar RV Park | Vicksburg | 12.9% | 67 | $1,234,910 |
| Cleveland's Mhc Llc | Richland | 13.4% | 6 | $114,202 |
| THE ROOST RV PARK | Vicksburg | 13.4% | 10 | $190,337 |
Get Full Owner Contact Data for Mississippi
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 Mississippi.
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