Circle N & River Bend MHP
Meeker, CO
Asking price
$1,270,000
Sites
—
Cap rate
—
Price / site
—
About this property
Pinnacle Real Estate Advisors presents 910 Water St. — an exceptional opportunity to acquire Circle N MHP and River Bend RV Park, a unique combination of manufactured housing and seasonal RV income in Meeker, Colorado. The property includes 19 tenant-owned home lots, two long-term RV spaces, staff housing, and 10 seasonal RV spaces, along with approximately 8 acres offering dual river access. Located in a supply-constrained affordable housing market with limited competing inventory, the property offers strong current occupancy and multiple avenues for value creation. 910 Water St. generates $64,943 in current annualized NOI at a 5.11% cap rate, with projected stabilized NOI of $121,679 at a 9.58% cap rate through lease-up, rent optimization, management efficiencies, and increased RV Park income.
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 | $1,270,000 |
|---|---|
| Address | 910 Water Street |
| First seen by UnitListed | Sep 16, 2026 |
| Source page last checked | Oct 31, 2026 |
| Source last changed | Sep 16, 2026 |
Before you call the broker
8 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.
Site count and hookup mix — not disclosed
How many sites are there, and how many are full-hookup, partial or tent?
Full-hookup sites earn a multiple of what a tent site does. The count alone does not tell you the income.
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
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 16, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 16, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
