RVRVParkOfferPrivate valuation

State cap-rate guide

California RV park cap rates

California working cap-rate assumptions are 6.5%-8.5%. Stronger parks can price tighter when revenue is durable, books are clean, utilities are documented, and expansion risk is low.

Working cap-rate range6.5%-8.5%

California parks can command lower cap rates when land scarcity, coastal tourism, and entitlement constraints create durable demand. Buyers will underwrite regulation and capital needs carefully.

What buyers will underwrite first

California diligence should separate campground/RV operations from mobilehome park regulation, local rent rules, coastal/zoning constraints, utility systems, and environmental risk.

Licensing, utilities, and transfer friction

California HCD administers mobilehome and special occupancy park programs. Local rules and state standards can materially affect transfer timing.

Brokered listing vs. private direct offer

A brokered process may maximize exposure, but a direct buyer can reduce visibility when staff, tenants, or local stakeholders might react to a public listing.

Tax planning before the LOI

California sellers should coordinate federal 1031 planning with state tax advice because timing, basis, and replacement-property pressure can change the real net proceeds.

Sources reviewed