Northtown RV Park 5481 Illinois 127
Pinckneyville, IL
Asking price
$1,355,000
Sites
—
Cap rate
9.70%
Price / site
—
About this property
Description Northtown RV Park presents an opportunity to acquire an established, income-producing RV park on approximately 2.31 acres in Pinckneyville, Illinois. Developed in 2010, the commercially zoned property consists of 32 full-service RV sites and is not located within a flood zone. The park has developed a predominantly long-term tenant base, with approximately 95% of its occupants renting on a monthly basis. Ownership describes the typical guest profile as a combination of “forever tenants” and longterm contractors, creating an operating model that is much more residential in nature than a traditional transient or destination RV park. The owner describes Northtown as “plain...but high return on investment” and considers the property “a diamond in the rough for a savvy investor’s portfolio.” All 32 RV sites are full-service and capable of accepting guests. Each site is equipped with 30/50-amp electrical service. There are no pull-through sites or primitive tent sites. The park is served by city water and an on-site septic system. According to ownership, the water and sewer lines are believed to be PVC. Interior roads are constructed of compressed gravel and are reported to be in good condition. The property intentionally maintains a relatively simple physical footprint. There is currently no bathhouse, camp store, cabins, or separate living quarters for an owner or manager. The on-site manager resides in a personally owned RV within the park. This straightforward configuration allows the property to concentrate its available acreage and infrastructure on revenue-producing RV sites rather than non-revenue-generating improvements. Northtown RV Park benefits from established on-site management as well as a maintenance person, providing operational continuity for a new ownership group. The park does not maintain a dedicated website but does utilize a Facebook page for its online presence. With approximately 95% of tenants occupying sites on a monthly basis, the park's business model is centered heavily on extended stay occupancy rather than short-term recreational traffic. Ownership indicates that Northtown is the only full-service and seasonal RV park in the immediate area. Its location between Pinckneyville and Nashville, Illinois provides convenient positioning for its long-term tenant and contractor customer base while allowing the park to serve demand from the surrounding southern Illinois market. Current rates were most recently increased in 2026; however, ownership believes the park's rates remain low compared with other RV parks in the surrounding area. This may provide a new owner with an opportunity to evaluate additional rate adjustments while maintaining the property's historically long-term tenant profile. Another potential value-add opportunity involves the park's electrical system. None of the 32 sites currently have individual electrical meters in place to allow electricity consumption to be billed back to tenants. A new owner may wish to investigate the feasibility and economics of installing individual meters and implementing a utility reimbursement or direct-billing structure, subject to applicable requirements. With such a high concentration of monthly and long-term occupants, reducing owner-paid utility exposure could potentially improve operating margins. The property also offers room for expansion, providing a new ownership group with the opportunity to investigate adding additional revenue-producing sites or other improvements to the existing 2.31-acre property. Any expansion would, of course, be subject to applicable zoning, permitting, utility capacity and septic requirements. When asked what improvements he would make if he continued to own and operate Northtown RV Park, the current owner specifically identified the addition of amenities and a solar array. These represent additional opportunities that a new owner could evaluate alongside potential site expansion, electrical submetering and future
All details
| Asking price | $1,355,000 |
|---|---|
| Cap rate | 9.70% |
| Year built | 2010 |
| Address | 5481 Illinois 127 |
| First seen | Sep 6, 2026 |
| Last verified | Sep 7, 2026 |
