Shadybrook Camping & RV Adventures
Earlham, IA
Asking price
$850,000
Sites
60
Cap rate
11.90%
Price / site
$14,167
About this property
Shadybrook Camping and RV Adventures, named the 2024 Hipcamp Best in Iowa Runner-Up, is a picturesque RV park conveniently located directly off I-80 in Earlham, Iowa, offering prime exposure to an estimated 30,000 vehicles per day. Constructed in 2017 and zoned commercial, the park spans a scenic landscape partially situated in a flood zone and features a blend of modern amenities and natural beauty. The park includes 60 RV sites, of which: •22 are full-service pull-through sites. •11 sites are equipped with 50-amp electrical pedestals. •27 sites offer 100-amp electrical pedestals. •35 sites provide water access, and 22 sites include sewer connections. •Additionally, 12 primitive tent sites are available, each with fire rings, picnic tables, auto access, and nearby restroom facilities. Shadybrook also features unique lodging options: •A 6-person cabin with full amenities, outdoor furniture, a firepit, grill, and picnic table. •A 2-3 person cabin with a new deck, grill, and linens included. •An ascending floating bed, a first in the U.S., with electric and water hookups. •A 33-foot, 3-slide KZ travel trailer that sleeps six, offering modern camping comforts. The park’s 16x16 bathhouse provides showers and restrooms, while the onsite store caters to campers' needs with essentials like ice, firewood, and basic grocery items. A 1,578 sq. ft. lodge serves as the owner’s quarters and RV office, featuring two bedrooms, one bathroom, a kitchen, living areas, laundry facilities, a two- car garage, and a 1,000 sq. ft. deck. Over the past 3-5 years, the park has invested in numerous upgrades, including: •Adding 22 full-hookup pull-through sites. •Installing a new Delta septic system and Coco filter septic system. •Completing plumbing groundwork for a second restroom/shower/laundry facility. •Updating cabins, the shower house, and playground equipment with new stains and sealers. •Enhancing the landscaping and grounds with fresh updates. Unique Features of Shadybrook Camping & RV Adventures: •Named the 2024 Hipcamp Best in Iowa Runner-Up for its exceptional amenities and scenic beauty. •Bear Creek flows year-round through the property. •Ample open spaces, old-growth oak trees, and abundant wildlife create a serene and scenic atmosphere ideal for gatherings and events such as weddings and family reunions. •Close proximity to Des Moines (15 minutes), lakes for fishing and swimming, Madison County’s famous covered bridges, shopping, wineries, cideries, hiking trails, and the John Wayne Birthplace & Museum. •Community firepit, two playgrounds, a shelter house, and pet friendly policies (excluding buildings). Operational Highlights of Shadybrook Camping & RV Adventures: •60% of guests are overnight or weekend visitors, 20% are monthly, and 20% are seasonal. •The park has staff onsite, including a manager and a maintenance technician. •Roads are gravel and in good condition, with city water and PVC plumbing for both water and sewer lines. •Electric meters are installed at 22 sites for guest billing. Shadybrook Camping and RV Adventures offers room for expansion and is well-positioned to attract both short-term and long-term campers. Recently recognized as the 2024 Hipcamp Best in Iowa Runner-Up, this property presents an exciting opportunity for buyers seeking to operate or grow a thriving RV park. The seller would consider seller finance offers with $700,000 down. The remaining balance he would carry at 4%. 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 | $850,000 |
|---|---|
| Sites | 60 |
| Price per site | $14,167 |
| Cap rate | 11.90% |
| Year built | 2017 |
| Address | 36026 Jewell Court |
| 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.
