Caplinger Woods RV, Campground & River Outfitting
Stockton, MO
Asking price
$1,999,900
Sites
23
Cap rate
7.90%
Price / site
$86,952
About this property
PRICE REDUCTION: $1,999,900 Turnkey Campground & River Outfitting Business — Rare Opportunity! Here is an exceptional opportunity to own a well-established campground and outfitting business located directly on the beautiful Sac River in a historic district. This unique property combines income from a variety of avenues including campground, bait shop, general store, and a float-trip operation. Guests can enjoy a variety of experiences all in just one destination. The campground sits on 21.8 acres with river views from all areas of the property with 990 feet of river frontage. There are two houses located on the property. The first, built in the 1870s, has 6 bedrooms, 1 bath and an underground storm shelter with access from within the home. The second house is located across from the store, has 4 rooms, 1 bathroom and an in-ground pool. There is a 3-car garage and woodshed close to the houses. The houses are perfect for an owner or manager to live on-site or to rent as accommodations. The crown jewel of the business is its position as the ONLY commercial float-trip outfitter on the Sac River. This provides a unique competitive advantage along with substantial inventory already in place. The new owner can step into this turn-key business with the equipment and infrastructure to immediately serve guests, families, and large groups. Fleet includes: • 70+ canoes • 50+ kayaks • 25 rafts • Tube rentals • 5 buses • 4 trucks • 10 canoe/kayak trailers • 2 raft trailers • 1 large kayak trailer • 1 enclosed trailer • 2 misc. trailers Beyond the float-trip operation, the property offers multiple components that complement and support the overall business, including a campground with 23 RV sites, 20+ tent sites, 12 cabins, a glamping yurt and bath/shower house. There is lots of room to expand with more RV sites and cabins. The campground store includes a well-stocked inventory of merchandise, camping necessities & float trip essentials. The full-service bait shop includes 3 bait tanks for live bait along with a generous inventory of tackle. A seasonal creek flows along the south side of the property to the river with a natural waterfall feature. A One-of-a-Kind River Opportunity Opportunities to acquire a campground combined with an established river outfitting operation are uncommon. For an entrepreneur, outdoor enthusiast, campground owner, or investor, it is even more rare to acquire the only commercial float-trip outfitting operation on the Sac River with an established clientele. Located in a historic district, with rich history & a popular fishing area, this is more than a campground—it is a turnkey outdoor recreation business and destination! Own the campground. Own the outfitting operation. Own the river experience.
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $1,999,900 |
|---|---|
| Sites | 23 |
| Price per site | $86,952 |
| Cap rate | 7.90% |
| Year built | 1986 |
| Address | 1451 Road |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
| Source last changed | Oct 21, 2026 |
Before you call the broker
7 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Site count and hookup mix — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Oct 21, 2026Price reduced$2,500,000 → $1,999,900
- Oct 21, 2026Price reduced
- Sep 6, 2026First seen by UnitListed
