Tin Cup RV Park
Mahomet, IL
Asking price
$2,500,000
Sites
—
Cap rate
—
Price / site
—
About this property
MR. LANDMAN, LLC is proud to exclusively represent Tin Cup RV Park! Tin Cup RV Park offers investors the opportunity to acquire a wellestablished, high-occupancy RV park located in one of Central Illinois' strongest and fastest-growing markets. Situated on approximately 27.20 acres in Mahomet, Illinois, the property consists of 75 full-service RV sites and benefits from both city water and city sewer—an increasingly valuable combination that is difficult to replicate in today's development environment. The park is not located within a flood zone and is zoned C-1 Commercial, providing both operational flexibility and significant future expansion potential. Ownership has invested heavily in the property over the past several years through infrastructure improvements, technology upgrades, automation, security enhancements, and utility metering. Despite these investments, ownership believes there remains considerable upside through future site expansion, continued implementation of utility bill-backs, rent adjustments, and additional automation. Tin Cup RV Park is located at 1715 Tin Cup Road in Mahomet, Illinois, within the Champaign-Urbana Metropolitan Statistical Area. The property encompasses approximately 27.20 acres in a peaceful, heavily wooded setting while remaining just minutes from shopping, restaurants, healthcare, major employers, and the University of Illinois. The park currently consists of 75 full-service RV sites, all providing water, sewer, and electric service. Thirty sites offer 30-amp electrical service while forty-five sites provide 50-amp service. Approximately one-half of the sites are pull-through sites, allowing the park to accommodate a wide variety of recreational vehicles with ease. There are no primitive camping sites, and every site currently accommodates full-hookup RV guests. The property also includes a bathhouse, office/lodge, owner's or manager's living quarters, one park-owned RV rental, and one tiny home. The manager currently resides in the apartment located above the office, creating an ideal setup for future on-site management. Gravel roads throughout the park are considered by ownership to be in good condition, and underground utility infrastructure consists primarily of PVC and copper water lines along with a combination of concrete, copper, and PVC sewer lines. The owners also recently added a free-standing laundry facility with five industrial washer & dryer units. These units are serviced by the University of Illinois and the income is split. The park currently operates with an on-site manager who is one of the ownership partners, along with a dedicated maintenance employee. Ownership believes qualified local personnel would be available to assume management responsibilities following a sale, providing flexibility for both absentee and owner-operated investors. Guest occupancy remains well diversified throughout the year. Ownership estimates approximately 30% of guests are overnight or weekend travelers, 40% are monthly guests, and 30% are seasonal campers. Approximately one-half of all guests either work, live, receive medical care, or recreate within the University of Illinois ecosystem, creating demand that extends well beyond traditional camping traffic. Forty-two of the seventy-five RV sites are currently individually metered for electric service, allowing ownership to recover utility costs through electric bill-back. Ownership's long-term business plan includes expanding utility metering throughout the remainder of the park while continuing to automate reservations, guest communications, and payment processing. Current ownership has contributed over $500,000 in improvements since acquiring the property, including a renovation project completed during 2023.
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 | $2,500,000 |
|---|---|
| Address | 1715 Tin Cup Road |
| First seen by UnitListed | Nov 3, 2026 |
| Source page last checked | Nov 3, 2026 |
| Source last changed | Nov 3, 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 Nov 3, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Nov 3, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
