32351 IN-2 - Mini Mountain RV Resort 1,800 SF Specialty Building Offered at $6,350,000 at a 8.04% Cap Rate in New Carlisle, IN 46552

CBRE’s National MH & RV Specialty practice is pleased to present Mini Mountain Resort, a strategically located and well-established RV resort in New Carlisle, IN. Offered at $6,350,000, this exceptional property presents a compelling investment opportunity, projected to deliver a strong return with an approximate 8.04 percent capitalization rate and an estimated Net Operating Income of $510,408.
Situated on approximately 83.9 acres, Mini Mountain Resort features 173 RV sites, providing a solid foundation for immediate revenue generation. The resort benefits from a history of strong occupancy, with a core base of roughly 100 seasonal tenants and construction workers at the nearby Amazon Data Center project (see pg. 6) and offers significant potential for increased profitability. In addition to the 173, 24 sites currently require repair and 40-50 tent sites have been underutilized, there are immediate avenues to enhance revenue streams. Furthermore, the property’s consistent performance over the past five years, under new management, underscores its resilience and market appeal. A key advantage lies in the fully permitted and approved expansion plans, allowing for a substantial increase in capacity to 368 total sites, representing a significant long-term growth opportunity and a substantial return on investment.
The park operates with three on-site wells (one of which gets winterized) and a septic system that uses both tanks and a leach field. St. Joseph County will have the capacity to bring larger, new sewer and water lines to the park within 6-12 months. The buyer will have the ability to finalize this with the county. Of the 173 RV sites, the majority are 30-amp but it does have 50-amp service to certain sites. Spaces range from 16-25 feet wide and 40-60 feet long with 15 sites being pull-through spaces. Mini Mountain Resort offers a comprehensive range of amenities designed to enhance guest experience and drive repeat business. These include a swimming pool, a recreational room, multiple playgrounds, basketball and volleyball courts, mini golf, a sports field, a fishing pond, and miles of walking trails. An on-site camp store provides convenience for guests with essential supplies, propane, and gifts, while also generating additional revenue.
Strategically positioned for accessibility and convenience, Mini Mountain Resort is ideally located just off IN-2, providing easy access for travelers while simultaneously offering proximity to key regional attractions such
as Lake Michigan, South Bend, and the University of Notre Dame. This advantageous location, combined with the resort’s comprehensive amenities and strong operational performance, positions Mini Mountain Resort for sustained guest traffic and consistent financial returns. This presents a compelling investment for those seeking a proven asset with immediate income and substantial growth potential. Contact us today to explore this exceptional opportunity and secure your position in the thriving RV resort market.
Please do not visit or contact anyone in the community without approval from the listing brokers.