RV Park Cap Rates in Oregon
Real capitalization rate data from 52 parks across Oregon. Understand what the market is actually returning before you write a check.
What This Means for Investors
Oregon is running hot. An average cap rate of 18.4% 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 (5.6%–24.4%) 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 41 cities, Oregon 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 $2,331,476, most Oregon parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Oregon
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Eugene | 18.5% | 3 | $2,556,128 |
| Medford | 17.9% | 3 | $1,410,198 |
| Chiloquin | 24.3% | 2 | $1,497,256 |
| Portland | 23.3% | 2 | $602,021 |
| Blue River | 20.4% | 2 | $841,812 |
| Mapleton | 19.9% | 2 | $1,333,630 |
| Prineville | 19.2% | 2 | $1,216,037 |
| Harney County | 15.1% | 2 | $707,775 |
| Klamath Falls | 13.4% | 2 | $958,995 |
| Aurora | 24.4% | 1 | $3,051,206 |
| Talent | 24.1% | 1 | $782,394 |
| Antelope | 23.9% | 1 | $2,269,242 |
| Blodgett | 23.9% | 1 | $658,079 |
| Port Orford | 23.9% | 1 | $340,386 |
| Rufus | 23.9% | 1 | $1,361,544 |
| Salem | 23.9% | 1 | $45,384,838 |
| White City | 23.9% | 1 | $1,021,158 |
| Lakeview | 23.0% | 1 | $761,035 |
| Central Point | 22.7% | 1 | $42,872 |
| Langlois | 22.7% | 1 | $300,113 |
| O'Brien | 21.8% | 1 | $883,192 |
| Cannon Beach | 17.6% | 1 | $2,593,854 |
| Canyonville | 17.4% | 1 | $5,105,803 |
| Florence | 16.4% | 1 | $636,516 |
| Idanha | 16.3% | 1 | $586,356 |
| Coos Bay | 16.2% | 1 | $3,712,210 |
| Gold Beach | 16.2% | 1 | $162,747 |
| Phoenix | 16.2% | 1 | $2,552,144 |
| Sutherlin | 16.2% | 1 | $4,779,472 |
| Junction City | 15.9% | 1 | $1,475,006 |
| Silver Lake | 15.9% | 1 | $1,543,084 |
| South Beach | 15.9% | 1 | $2,087,702 |
| Tillamook | 15.9% | 1 | $1,633,854 |
| Waldport | 15.9% | 1 | $1,134,620 |
| Newport | 15.8% | 1 | $3,245,594 |
| Moro | 15.5% | 1 | $727,485 |
| Crescent Lake Junction | 15.0% | 1 | $530,347 |
| Eagle Point | 14.1% | 1 | $897,170 |
| Dayville | 8.5% | 1 | $150,057 |
| Lincoln City | 8.2% | 1 | $2,110,883 |
| Coos County | 5.6% | 1 | $2,501,811 |
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 |
|---|---|---|---|---|
| Aurora Acres RV Park | Aurora | 24.4% | 131 | $3,051,206 |
| Waterwheel RV Park | Chiloquin | 24.3% | 32 | $743,984 |
| Walt's RV Park Living | Chiloquin | 24.3% | 97 | $2,250,527 |
| Bear Creek Estates Manufactured Home Community | Medford | 24.2% | 22 | $509,036 |
| Ashland Talent RV Park | Talent | 24.1% | 34 | $782,393 |
| Evergreen shores rv | Port Orford | 23.9% | 15 | $340,386 |
| Patio RV Park | Blue River | 23.9% | 20 | $453,848 |
| Maple Lane RV Park | Mapleton | 23.9% | 50 | $1,134,620 |
| Rufus RV Park | Rufus | 23.9% | 60 | $1,361,544 |
| Fir Ridge Campground & RV Park | Blodgett | 23.9% | 29 | $658,079 |
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 |
|---|---|---|---|---|
| Oregon Dunes | Coos County | 5.6% | 111 | $2,501,811 |
| Bear Creek Estates (RV Park) | Medford | 5.6% | 110 | $2,496,165 |
| Devil's Lake RV Park | Lincoln City | 8.2% | 90 | $2,110,882 |
| Fish House Inn and RV Park | Dayville | 8.5% | 7 | $150,056 |
| The Narrows RV Park | Harney County | 9.4% | 7 | $158,846 |
| Tingley Lake Estates | Klamath Falls | 11.1% | 28 | $465,493 |
| Medford Oaks RV Park | Eagle Point | 14.1% | 45 | $897,169 |
| Hoodoo's Crescent Junction RV Park | Crescent Lake Junction | 15.0% | 25 | $530,347 |
| Sherman County RV Park | Moro | 15.5% | 33 | $727,485 |
| Klamath County Event Center RV Park | Klamath Falls | 15.7% | 65 | $1,452,497 |
Get Full Owner Contact Data for Oregon
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 Oregon.
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