RV Park Cap Rates in Mississippi
Real capitalization rate data from 33 parks across Mississippi. Understand what the market is actually returning before you write a check.
What This Means for Investors
Mississippi is a competitive market. At 8.3% average, pricing reflects real buyer demand — this isn't a market where sellers are desperate. That said, the right deal with operational upside can still pencil well if you underwrite NOI improvements rather than buying trailing income.
In markets like this, the edge is in sourcing — not on-market listings, but owners who haven't marketed. The 33 parks in our database with owner contact data give you the starting list. Work it direct.
With data spread across 25 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 $4,365,000, 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 | 9.4% | 3 | $6,548,333 |
| Hattiesburg | 8.7% | 3 | $4,065,000 |
| Vicksburg | 7.5% | 3 | $3,101,667 |
| Biloxi | 13.4% | 2 | $2,585,000 |
| Bay St. Louis | 8.2% | 2 | $2,117,500 |
| Saltillo | 18.4% | 1 | $900,000 |
| Philadelphia | 16.4% | 1 | $2,475,000 |
| Belmont | 11.3% | 1 | $900,000 |
| Tunica | 9.3% | 1 | $3,410,000 |
| Corinth | 8.7% | 1 | $675,000 |
| Seminary | 8.3% | 1 | $630,000 |
| Florence | 8.0% | 1 | $2,035,000 |
| Horn Lake | 8.0% | 1 | $8,550,000 |
| Morganza | 7.1% | 1 | $1,980,000 |
| Southaven | 7.0% | 1 | $10,200,000 |
| Tunica Resorts | 6.8% | 1 | $9,225,000 |
| Richland | 6.7% | 1 | $270,000 |
| Slidell | 5.8% | 1 | $15,150,000 |
| Sandersville | 5.6% | 1 | $900,000 |
| Lumberton | 5.4% | 1 | $9,450,000 |
| Byram | 5.2% | 1 | $10,800,000 |
| Canton | 5.1% | 1 | $2,200,000 |
| Shannon | 4.4% | 1 | $1,760,000 |
| Waynesboro | 3.4% | 1 | $4,485,000 |
| Brandon | 2.9% | 1 | $7,500,000 |
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 |
|---|---|---|---|---|
| Lakelife RV Park | Saltillo | 18.4% | 20 | $900,000 |
| Pearl River RV & Tiny Home Park | Philadelphia | 16.4% | 45 | $2,475,000 |
| Gulfport Luxury RV Resort | Gulfport | 15.3% | 100 | $7,500,000 |
| Boomtown RV Park | Biloxi | 13.9% | 50 | $2,750,000 |
| Gulf Beach RV Resort | Biloxi | 13.0% | 44 | $2,420,000 |
| Love's RV Hookup | Hattiesburg | 12.0% | 6 | $270,000 |
| Belmont RV park | Belmont | 11.3% | 20 | $900,000 |
| Black Creek RV Park | Hattiesburg | 11.3% | 20 | $900,000 |
| Quilly's Magnolia RV Park | Vicksburg | 10.7% | 94 | $5,170,000 |
| Sam's Town RV Park | Tunica | 9.3% | 62 | $3,410,000 |
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 |
|---|---|---|---|---|
| Allen's Creek Resort | Brandon | 2.9% | 100 | $7,500,000 |
| Forrest County RV Park | Hattiesburg | 2.9% | 147 | $11,025,000 |
| Manor Creek | Waynesboro | 3.4% | 69 | $4,485,000 |
| Natchez Trace RV Park | Shannon | 4.4% | 32 | $1,760,000 |
| Baywood RV Park | Gulfport | 4.4% | 104 | $7,800,000 |
| Ameristar RV Park | Vicksburg | 5.1% | 67 | $3,685,000 |
| Movietown RV Park | Canton | 5.1% | 40 | $2,200,000 |
| Swinging Bridge RV Park | Byram | 5.2% | 144 | $10,800,000 |
| Little Black Creek Campground and Park | Lumberton | 5.4% | 126 | $9,450,000 |
| Go Fish R. V. Park | Sandersville | 5.6% | 20 | $900,000 |
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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