Crystal Lake RV Park
Rock Falls, IL
Asking price
$2,000,000
Sites
—
Cap rate
—
Price / site
—
About this property
MR. LANDMAN, LLC is pleased to present Crystal Lake RV Park, an exceptionally well-maintained, 72-site, year-round RV resort situated on approximately 26.57 acres in Rock Falls, Illinois. Originally developed in 2016, the property's second phase was completed in 2024, creating a modern, full-service RV destination with significant upside potential remaining. The property is zoned "Special Use" and is served entirely by city water and city sewer—a feature that is becoming increasingly difficult to find in today's RV park market. The park offers 72 full-service RV sites, including 35 pull-through sites, all equipped with 50/30/20-amp electrical service utilizing oversized 4/0 wire to accommodate larger coaches and increased electrical demand. Every site is individually metered, allowing ownership to bill electric usage directly back to guests. In addition to the RV sites, the property includes a one-bedroom cabin currently generating approximately $1,200 per month in rental income. Ownership has continually reinvested in the property to enhance the guest experience and position the park for continued growth. Most recently, approximately 30 winter sites were added, contributing to an estimated 28% increase in year-to-date revenue for 2026 compared to the same period in 2025. YTD income is up around $60,000 compared to the 2025 numbers found in this OM. Additional improvements include a new storm shelter and new inflatable water attractions for Crystal Lake, further enhancing the park's recreational amenities. Guests enjoy a quality bathhouse featuring six private bathrooms, an attractive camp store, and a recreation building that serves as a central gathering place for park activities. The internal road system is constructed of grindings and, according to ownership, remains in excellent condition. Underground water and sewer infrastructure was installed to city construction standards, helping minimize future maintenance concerns. The park currently employs an on-site manager, while ownership has primarily overseen maintenance operations. There are presently no owner or manager living quarters on the property. The property's lake, inflatable water attractions, and go-kart track have become popular attractions for both overnight guests and local families, helping drive visitation and further distinguish the park within the regional market. One of Crystal Lake RV Park's most attractive features is the substantial room for future expansion. The northern portion of the property offers ample acreage for additional RV sites and amenities, allowing a new owner to capitalize on increasing demand while utilizing much of the existing infrastructure already in place. Ownership indicated that if they were to continue operating the property, their next planned improvement would be the addition of pickleball courts—an increasingly popular amenity among today's RV travelers and seasonal guests. Crystal Lake RV Park has established an outstanding reputation for providing a clean, modern, and well-maintained camping experience. Ownership describes the property as "maintenance free" and summarizes the guest experience by saying, "It's a Hilton and not a Super 8." The park accommodates a healthy mix of overnight, weekend, seasonal, worker, retired, and family guests throughout the year, providing diversified demand rather than relying heavily on a single customer profile. Unlike many campgrounds, the park does not offer primitive tent camping, allowing management to focus exclusively on providing a high-quality RV resort experience. Site rates were last increased approximately two years ago, and ownership believes current pricing remains very competitive relative to other regional parks, while offering a superior guest experience. Prospective buyers are encouraged to review the property's excellent online reviews, which consistently highlight the cleanliness of the park, quality of the facilities, and overall customer 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 | $2,000,000 |
|---|---|
| Year built | 2016 |
| Address | 600 East 17th Street |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 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 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
