Walters Camp
Palo Verde, CA
Asking price
$1,199,000
Sites
—
Cap rate
12.00%
Price / site
—
About this property
️Walters Campground & RV Park – A Rare Investment Opportunity on the Colorado River! Nestled along the scenic banks of the Colorado River, Walters Campground & RV Park offers a unique opportunity to own a thriving hospitality business in one of the most sought-after outdoor recreation destinations. This 18-acre campground operates under a 30-year BLM land lease, with 28 years remaining and a renewal clause written into the contract, ensuring long-term stability and future growth potential. The campground features 52 permanent RV spots, with an owners house, a space for management, and a total of 72 RV spots allowed under the current BLM use permit and ample space for further expansion by increasing the permit. Additionally, there is significant upside potential, as current rental rates are below market value, providing an excellent opportunity to increase revenue and improve the proforma. The property boasts direct river access with a private boat launch and dock, making it a prime destination for boating, fishing, and water sports. Guests enjoy essential amenities such as a convenience store, fuel dock, and restrooms with showers, ensuring a comfortable stay. Additionally, the park holds a Beer and Wine Sales License for both onsite consumption and carry-out, enhancing revenue potential. A spacious three-bedroom owner's home is also located on the property, providing on-site management convenience or the potential for additional rental income. For outdoor enthusiasts, the park not only offers scenic river views but also easy access to off road trails, expanding the appeal for adventure seekers and nature lovers alike. With strong demand for outdoor recreation and plenty of room for expansion, this turnkey investment is perfect for those looking to capitalize on a growing market. Whether by adding more RV sites, introducing glamping accommodations, or adjusting rental rates, there are multiple avenues to increase profitability. The owner may consider partial short term seller financing, making this an even more attractive opportunity. Maximum short term seller 40% financing. Non seminar 0% down offers. Don’t miss this rare chance to own a premier waterfront campground—contact us today for more information or to schedule a private tour! Email at dozer0099@gmail.com DO NOT use the MHPS link to contact.
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 | $1,199,000 |
|---|---|
| Cap rate | 12.00% |
| Year built | 1979 |
| Address | 2556 Walters Camp Road |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 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 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.
