Kellogg RV Park
Kellogg, IA
Asking price
$5,000,000
Sites
—
Cap rate
17.30%
Price / site
—
About this property
Located on 8.32 acres of commercially zoned land, Kellogg RV Park offers a unique opportunity to own a thriving hospitality business with multiple income streams. Built in approximately 1994, the park boasts 38 full-service pull-through RV sites, all equipped with 20/30/50 amp electrical pedestals, and additional primitive tent camping sites. Conveniently situated just off Interstate 80, this property benefits from high visibility, with an average daily traffic count of 29,200 vehicles, ensuring a steady flow of guests. 1. RV Sites and Amenities: •38 pull-through sites with full utility hookups. •Electrical pedestals upgraded with 20/30/50 amp service and larger wiring installed. •Underground water lines made of Plastic/BLUE pipe and sewer lines made of PVC for durability and reliability. •No deferred maintenance; all sites are guest-ready. •Additional primitive tent camping sites for more rustic accommodations. 2. Facilities: •Modernized bathhouses featuring 4 showers and 4 toilets. •Recently remodeled laundry facility with updated interior and exterior. •Well-maintained roads built with 3/4 chip and seal gravel in excellent condition, with potential for future asphalt upgrades. 3. Utilities: •Operates on private well and septic systems, providing independence from municipal services. 4. Additional On-Site Businesses: •Profitable Cafe: A favorite among guests for meals and refreshments. •Convenience Store and Gas Station: Ensures additional income from fuel sales and essential items, increasing guest spend per visit. Upgrades & Improvements: •Complete interior and exterior remodel of the bathhouse and laundry facility. •Installation of new, larger electrical wiring and upgraded pedestals. •Addition of a Bocce ball court for guest recreation. •Extensive landscaping enhancements, including new tree plantings and artistic wood carvings created from emerald ash borer-damaged trees. Operational Highlights: •Management and Staff: The park is operated by a manager and maintenance personnel, ensuring smooth day-to-day operations. •Guest Profile: Approximately 50% of guests are long-term monthly stays, often workers at local job sites, while the remaining 50% are travelers and retirees staying overnight or for weekends. Many guests extend their stays, drawn by the park’s serene atmosphere. •Rate History: Rates were last increased a year ago and are now competitively positioned between the cheapest and most expensive parks in the area. Strategic Location: •Immediate on/off access to Interstate 80, making it a convenient stop for travelers. •Positioned to capture business from both overnight travelers and long-term guests. Expansion Potential: With room to expand, this property offers the opportunity to add more RV sites, tent sites, or additional amenities, further boosting revenue potential. Owner Insights: •The park is designed to maximize guest spending through its three-legged business model: RV park, cafe, and gas station/convenience store. This setup creates multiple revenue streams and provides above-average daily spending per guest compared to competing parks. •Guests often extend their stays due to the park's peaceful setting, excellent amenities, and convenient location. Kellogg RV Park is more than just an RV park—it’s a well-rounded business that captures revenue from multiple sources. With modern infrastructure, a prime location, and a proven record of profitability, this property is an exceptional opportunity for investors seeking a stable and scalable operation. MR. LANDMAN, LLC is a licensed real estate firm in the State of Iowa under License#F06199000. Jonathan Fisher is a licensed broker in the State of Iowa under License#B68919000.
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 | $5,000,000 |
|---|---|
| Cap rate | 17.30% |
| Year built | 1994 |
| Address | 1570 Iowa 224 |
| 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.
