RV Park Cap Rates in Washington
Real capitalization rate data from 58 parks across Washington. Understand what the market is actually returning before you write a check.
What This Means for Investors
Washington is running hot. An average cap rate of 19.0% 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 (4.5%–23.9%) 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 44 cities, Washington 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 $3,379,209, most Washington parks are in reach for individual investors or small syndicates — this isn't a market dominated exclusively by institutional buyers.
Cap Rates by City — Washington
| City | Avg Cap Rate | Parks | Avg Valuation |
|---|---|---|---|
| Warrenton | 14.4% | 6 | $2,944,876 |
| Long Beach | 20.4% | 3 | $1,289,750 |
| Selah | 21.1% | 2 | $459,540 |
| Chinook | 20.9% | 2 | $2,256,210 |
| Cosmopolis | 20.7% | 2 | $1,798,282 |
| Raymond | 20.7% | 2 | $855,493 |
| Cheney | 20.2% | 2 | $928,888 |
| Ocean City | 13.9% | 2 | $7,853,931 |
| Naches | 23.9% | 1 | $1,073,263 |
| Mount Vernon | 23.8% | 1 | $3,623,560 |
| Elma | 22.2% | 1 | $8,418,781 |
| Belfair | 22.1% | 1 | $4,200,692 |
| Ocean Park | 21.9% | 1 | $484,493 |
| Randle | 21.8% | 1 | $6,965,409 |
| Goldendale | 21.5% | 1 | $811,755 |
| Chimacum | 21.3% | 1 | $6,631,946 |
| Silver Creek | 21.3% | 1 | $3,746,862 |
| Snohomish County | 21.2% | 1 | $77,309 |
| Fall City | 21.0% | 1 | $5,414,324 |
| Hoquiam | 21.0% | 1 | $2,731,101 |
| Issaquah | 20.9% | 1 | $2,011,229 |
| Newport | 20.9% | 1 | $3,591,481 |
| Sequim | 20.9% | 1 | $3,591,481 |
| South Prairie | 20.9% | 1 | $6,500,581 |
| Clarkston | 20.7% | 1 | $907,870 |
| Clatskanie | 20.7% | 1 | $1,047,542 |
| Fairview | 20.7% | 1 | $5,237,714 |
| Graham | 20.7% | 1 | $2,269,676 |
| Pacific Beach | 20.7% | 1 | $3,142,628 |
| Pasco | 20.7% | 1 | $2,793,448 |
| Rochester | 20.7% | 1 | $2,025,249 |
| Sunnyside | 20.7% | 1 | $1,222,133 |
| The Dalles | 20.7% | 1 | $349,180 |
| Buckley | 20.3% | 1 | $1,010,142 |
| Burlington | 20.2% | 1 | $895,713 |
| Cougar | 20.2% | 1 | $895,713 |
| Sprague | 20.0% | 1 | $324,519 |
| Coulee City | 19.9% | 1 | $256,217 |
| Cathlamet | 19.6% | 1 | $592,441 |
| Montesano | 19.6% | 1 | $561,260 |
| Sedro-Woolley | 14.0% | 1 | $895,713 |
| Anacortes | 12.9% | 1 | $508,090 |
| Umatilla County | 11.7% | 1 | $3,641,469 |
| Chehalis | 4.5% | 1 | $31,500,000 |
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 |
|---|---|---|---|---|
| Rimrock Lake Resort | Naches | 23.9% | 20 | $1,073,262 |
| Town & Country Motorcoach and RV Resort | Mount Vernon | 23.8% | 160 | $3,623,560 |
| Maplewood RV Resort | Elma | 22.2% | 200 | $8,418,780 |
| Tahuya Adventure Resort | Belfair | 22.1% | 101 | $4,200,692 |
| Ocean Park Resort RV Park | Ocean Park | 21.9% | 12 | $484,492 |
| Ocean Mist Resort | Ocean City | 21.8% | 112 | $4,457,861 |
| Maple Grove RV Resort & Golf Course | Randle | 21.8% | 175 | $6,965,408 |
| Pine Springs Resort | Goldendale | 21.5% | 21 | $811,755 |
| Naches RV Resort | Selah | 21.5% | 3 | $115,965 |
| Harmony Lake Rv Park | Silver Creek | 21.3% | 100 | $3,746,861 |
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 |
|---|---|---|---|---|
| Thousand Trails Chehalis | Chehalis | 4.5% | 315 | $31,500,000 |
| Thousand Trails Mount Vernon | None | 4.5% | 262 | $26,200,000 |
| Thousand Trails Oceana | Ocean City | 6.0% | 150 | $11,250,000 |
| Loop O | Warrenton | 11.1% | 154 | $5,377,385 |
| Loop K | Warrenton | 11.1% | 154 | $5,377,385 |
| Wildhorse RV Park | Umatilla County | 11.7% | 100 | $3,641,468 |
| Swinomish RV Park | Anacortes | 12.9% | 35 | $508,089 |
| Riverfront RV Park | Sedro-Woolley | 14.0% | 27 | $895,713 |
| Loop N | Warrenton | 15.1% | 67 | $2,339,512 |
| Loop L | Warrenton | 15.1% | 67 | $2,339,512 |
Get Full Owner Contact Data for Washington
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 Washington.
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