5184 State Route 127 - Northtown RV Park 1,000 SF Specialty Building Offered at $1,355,000 at a 9.70% Cap Rate in Pinckneyville, IL 62274

Northtown RV Park presents an opportunity to acquire an established, income-producing RV park on approximately 2.31 acres in Pinckneyville, Illinois. Developed in 2010, the commercially zoned property consists of 32 full-service RV sites and is not located within a flood zone. The park has developed a predominantly long-term tenant base, with approximately 95% of its occupants renting on a monthly basis. Ownership describes the typical guest profile as a combination of “forever tenants” and longterm contractors, creating an operating model that is much more residential in nature than a traditional transient or destination RV park. The owner describes Northtown as “plain...but high return on investment” and considers the property “a diamond in the rough for a savvy investor’s portfolio.”
All 32 RV sites are full-service and capable of accepting guests. Each site is equipped with 30/50-amp electrical service. There are no pull-through sites or primitive tent sites. The park is served by city water and an on-site septic system. According to ownership, the water and sewer lines are believed to be PVC. Interior roads are constructed of compressed gravel and are reported to be in good condition.
The property intentionally maintains a relatively simple physical footprint. There is currently no bathhouse, camp store, cabins, or separate living quarters for an owner or manager. The on-site manager resides in a personally owned RV within the park. This straightforward configuration allows the property to concentrate its available acreage and infrastructure on revenue-producing RV sites rather than non-revenue-generating improvements.
Northtown RV Park benefits from established on-site management as well as a maintenance person, providing operational continuity for a new ownership group. The park does not maintain a dedicated website but does utilize a Facebook page for its online presence. With approximately 95% of tenants occupying sites on a monthly basis, the park's business model is centered heavily on extended stay occupancy rather than short-term recreational traffic.
Ownership indicates that Northtown is the only full-service and seasonal RV park in the immediate area. Its location between Pinckneyville and Nashville, Illinois provides convenient positioning for its long-term tenant and contractor customer base while allowing the park to serve demand from the surrounding southern Illinois market.
Current rates were most recently increased in 2026; however, ownership believes the park's rates remain low compared with other RV parks in the surrounding area. This may provide a new owner with an opportunity to evaluate additional rate adjustments while maintaining the property's historically long-term tenant profile.
Another potential value-add opportunity involves the park's electrical system. None of the 32 sites currently have individual electrical meters in place to allow electricity consumption to be billed back to tenants. A new owner may wish to investigate the feasibility and economics of installing individual meters and implementing a utility reimbursement or direct-billing structure, subject to applicable requirements. With such a high concentration of monthly and long-term occupants, reducing owner-paid utility exposure could potentially improve operating margins.
The property also offers room for expansion, providing a new ownership group with the opportunity to investigate adding additional revenue-producing sites or other improvements to the existing 2.31-acre property. Any expansion would, of course, be subject to applicable zoning, permitting, utility capacity and septic requirements.
When asked what improvements he would make if he continued to own and operate Northtown RV Park, the current owner specifically identified the addition of amenities and a solar array. These represent additional opportunities that a new owner could evaluate alongside potential site expansion, electrical submetering and future rate growth.
Northtown RV Park is not positioned as an amenity-heavy recreational campground—and ownership considers that simplicity part of the investment story. The property offers 32 full-service sites, a predominantly monthly tenant base, city water, established on-site management and maintenance, good-condition gravel roads, and potential opportunities for expansion and operational improvements. With no cabins, store, bathhouse, tent camping or other ancillary operations to manage, the property provides a relatively straightforward RV park operating model centered on long-term site rental income.
For an investor willing to evaluate strategic improvements, Northtown offers several potential avenues for increasing value, including individual electrical metering, additional amenities, possible solar installation, future rental-rate adjustments and expansion of the existing park. These opportunities, combined with the owner's characterization of the property as “plain...but high return on investment,” support his description of Northtown RV Park as “a diamond in the rough for a savvy investor's portfolio.”
Northtown RV Park is strategically positioned along Illinois Route 127 between Pinckneyville and Nashville, allowing the property to draw from a broader southern Illinois market rather than relying solely on demand generated within Pinckneyville. The park's location is particularly well suited to its predominantly long-term operating model, with approximately 95% of current occupants renting on a monthly basis and ownership identifying long-term contractors and “forever tenants” as the property's typical customer base.
Pinckneyville serves as the county seat of Perry County and benefits from a diverse base of government, healthcare, corrections, education, mining and manufacturing employment. Significant area employment anchors include the Pinckneyville Correctional Center, Pinckneyville Community Hospital, Knight Hawk Coal's Prairie Eagle mining operations, Perry County government and local school districts. Nearby Du Quoin and Nashville further expand the employment and service base accessible from the property.
This positioning can be particularly beneficial for an extended-stay RV park, where proximity to employment centers and regional job sites may be more important to occupants than the recreational amenities typically associated with destination campgrounds. Northtown's combination of full-service sites, long-term occupancy and access to multiple surrounding communities helps differentiate the property within its immediate market. Ownership reports that Northtown is the only full-service and seasonal RV park in the area.
Ownership is willing to consider seller financing for qualified purchasers with 50% down and a two-year balloon, providing an alternative acquisition structure for investors seeking owner financed terms.