RV Park with Room for Expansion
Vian, OK
Asking price
$380,000
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
- $22,800
- A 8% cap rate at this asking price
- $30,400
- A 10% cap rate at this asking price
- $38,000
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 122 RV parks listings that do disclose one, cap rates run 7.42%–10.50% (median 9.00%). 8% sits inside that range. These are asking-price disclosures from this inventory, not verified sale comparables.
SBA lenders approved a median of $976,000 for this asset class in this state, across 7 loans — more than this listing is asking.
SBA figures are loan amounts approved, not sale prices — a loan covers only the financed part of a purchase, and most acquisitions are financed conventionally and never appear here. They describe what lenders committed to comparable businesses in this county, not what this property is worth.
About this property
Investor Opportunity Near Lake Tenkiller – Income-Producing RV Park with Expansion Potential! Exceptional investment opportunity located directly across from Tenkiller State Park and within walking distance of local dining, including Big Daddy's on the Dam. The property is also less than five minutes from Pine Cove Marina, making it an attractive destination for year-round visitors and outdoor enthusiasts. This newly developed RV park features 18 total lots, with 11 completed RV pads currently in place, along with outdoor kitchen, restroom facilities, and ample room for future growth. The property is serviced by two fully functional septic systems, providing valuable infrastructure to support current operations and future expansion. Additional income-producing improvements include: A 12' x 45' one-bedroom, one-bath tiny home, fully plumbed, wired, and operational .A 12' x 40' one-bedroom, one-bath tiny home, fully plumbed, wired, and operational. A 38-foot bumper-pull camper with slide-outs, providing additional guest accommodations or rental income potential. Current seasonal income is approximately $5,500 per month, with significant upside as additional sites are developed. The property includes an on-site barn that could serve as a campground store, rental office, guest services center, or other income-producing venture. An additional area has already been identified for the development of up to 20 additional RV pads, creating substantial opportunities to increase revenue and overall property value. For investors seeking a larger portfolio opportunity (Separate Purchases), this property is co-located with MLS #2619460 (448622 E 978th Rd, Vian OK) featuring an impressive 5,200-square-foot lake-area residence with two adjoining lots, as well as MLS #2619345 (0 E 978th Rd Vian OK), which includes a massive shop, four additional lots, and two outbuildings. Together, these properties offer a rare opportunity to own a live-work-play investment compound in one of Oklahoma's premier lake destinations.
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 | $380,000 |
|---|---|
| Address | 978 Road |
| First seen by UnitListed | Oct 1, 2026 |
| Source page last checked | Oct 1, 2026 |
| Source last changed | Oct 1, 2026 |
Trade area · Sequoyah, OK
5 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.
Census records no rv parks and campgrounds in Sequoyah, OK, a county of 39,676 residents.
- Mapped competitors within 25 miles
- 14
- Residents per competing facility
- —
- Renter-occupied housing
- 29%
- Median SBA loan approved, this asset class
- $976,000
- SBA loans in this industry that charged off
- 0%
- FEMA composite risk rating
- Relatively Low
OpenStreetMap contributors · current
Census records no rv parks and campgrounds establishments in this county, so there is no ratio to compute. That can mean an unserved market or a county too small for Census to disclose.
US Census County Business Patterns + ACS · 2022 · county level
US Census ACS 5-year, table B25003 · 2023 · county level
SBA 7(a) and 504 FOIA loan disclosures · FY2010-FY2025 · state level
SBA 7(a) and 504 FOIA loan disclosures · FY2010-FY2025 · state level
FEMA National Risk Index · 2025 · county level
SBA figures are loan amounts approved, not sale prices — a loan covers only the financed part of a purchase, and most acquisitions are financed conventionally and never appear here. They describe what lenders committed to comparable businesses in this county, not what this property is worth.
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 Oct 1, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Oct 1, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
