Kebler Corner RV Park & Cabins Mountain Retreat
Somerset, CO
Asking price
$3,750,000
Sites
—
Cap rate
—
Price / site
—
What it would have to earn
This listing does not publish an NOI, so its return cannot be computed. These are the figures it would need to hit at the asking price — a screen to take to the broker, not a claim about the property.
- A 6% cap rate at this asking price
- $225,000
- A 8% cap rate at this asking price
- $300,000
- A 10% cap rate at this asking price
- $375,000
Annual net operating income, before financing. Cap rates vary by asset class and market; these three are a range to screen against, not a market rate for this property.
Across 120 RV parks listings that do disclose one, cap rates run 7.48%–10.53% (median 9.00%). 8% sits inside that range. These are asking-price disclosures from this inventory, not verified sale comparables.
Add financing and run the full numbers →About this property
Kebler Corner is an established RV resort and cabin business on approximately 25 acres along Colorado Highway 133 in Western Colorado, with roughly 1,300 feet of Anthracite River frontage and adjudicated water rights. THE OPERATION • 22 full-hookup RV sites with 30/50-amp service • 10 electric-only RV sites • 16 tent/van sites • 11 vacation rental cabins sleeping approximately 2 to 8 guests each • Liquor store and gift shop • Maintenance and operational buildings • Modern utilities and high-speed internet • Commercial state-of-the-art domestic water purification system • Adjudicated water rights 48 total RV and tent sites plus 11 cabins gives an operator several revenue streams under one gate, with retail income from the store on top of nightly rentals. Renovated AND ready TO scale The property sat underused and unmarketed as a destination resort for years before current ownership. Since then, substantial work has gone into the cabins, RV sites, utilities, water systems and overall infrastructure. The resort has only recently reached full-scale operation and focused marketing is just beginning. That is the opportunity here. The hard, expensive part is done: lodging, campground infrastructure, water systems, utilities and improvements that would take years and serious capital to replicate are already in place. What remains is the upside an experienced operator can capture through professional marketing, dynamic pricing and revenue management, higher occupancy, premium peak-season rates, group and event business, and stronger destination marketing. Location AND demand drivers Location drives the bookings. Crested Butte is about 31 miles away over scenic Kebler Pass, and McClure Pass opens access to Marble, Redstone, Carbondale, Aspen and Glenwood Springs. Paonia Reservoir and Paonia State Park are nearby for boating, fishing and paddle sports. The West Elk Loop Scenic Byway runs past the door and connects many of the region's most popular mountain destinations. Surrounding public lands support fishing, hiking, mountain biking, horseback riding, hunting, wildlife viewing and snowmobiling, giving guests reasons to visit in every season rather than a single summer peak. A rare western colorado offering Established RV resorts with cabins, river frontage and water rights rarely come available in this market. The adjoining 146-acre River House private estate is available separately for a buyer wanting to expand the footprint or add a high-end lodging component.
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 | $3,750,000 |
|---|---|
| Address | 30682 County Road 12 |
| First seen by UnitListed | Sep 23, 2026 |
| Source page last checked | Sep 23, 2026 |
| Source last changed | Sep 23, 2026 |
Trade area · Gunnison, CO
4 of 6 availableContext about the county from the public record — not from the seller, and not a valuation. The seller's own figures are shown separately above and are never mixed with these.
Gunnison, CO has 6 rv parks and campgrounds recorded by Census across 17,158 residents — about 2,860 people per facility.
- Mapped competitors within 25 miles
- 96
- Residents per competing facility
- 2,860
- Renter-occupied housing
- 33.1%
- Median SBA loan approved, this asset class
- —
- SBA loans in this industry that charged off
- —
- FEMA composite risk rating
- Relatively Low
OpenStreetMap contributors · current
US Census County Business Patterns + ACS · 2022 · county level
US Census ACS 5-year, table B25003 · 2023 · county level
Only 2 loans recorded — too few to publish a median. The count is shown instead.
SBA 7(a) and 504 FOIA loan disclosures · FY2019-FY2021 · county level
Only 2 loans on record; a default rate over that few is noise.
SBA 7(a) and 504 FOIA loan disclosures · FY2019-FY2021 · county level
FEMA National Risk Index · 2025 · county level
Sources: US Census Bureau (County Business Patterns, American Community Survey), US Small Business Administration 7(a)/504 loan disclosures, FEMA National Risk Index, and © OpenStreetMap contributors. Public records describe a county, not this property.
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 23, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 23, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
