Northtown RV Park
Pinckneyville, IL
Asking price
$1,355,000
Sites
32
Cap rate
9.70%
Price / site
$42,344
About this property
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.
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 | $1,355,000 |
|---|---|
| Sites | 32 |
| Price per site | $42,344 |
| Cap rate | 9.70% |
| Year built | 2010 |
| Address | 5481 Illinois 127 |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
Before you call the broker
7 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.
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
Site count and hookup mix — 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.
