600 E 17th St - Crystal Lake RV Park 5,000 SF Specialty Building Offered at $2,000,000 at a 9.86% Cap Rate in Rock Falls, IL 61071

MR. LANDMAN, LLC is pleased to present Crystal Lake RV Park, an exceptionally well-maintained, 72-site, year-round RV resort situated on approximately 26.57 acres in Rock Falls, Illinois. Originally developed in 2016, the property's second phase was completed in 2024, creating a modern, full-service RV destination with significant upside potential remaining. The property is zoned "Special Use" and is served entirely by city water and city sewer—a feature that is becoming increasingly difficult to find in today's RV park market.
The park offers 72 full-service RV sites, including 35 pull-through sites, all equipped with 50/30/20-amp electrical service utilizing oversized 4/0 wire to accommodate larger coaches and increased electrical demand. Every site is individually metered, allowing ownership to bill electric usage directly back to guests. In addition to the RV sites, the property includes a one-bedroom cabin currently generating approximately $1,200 per month in rental income.
Ownership has continually reinvested in the property to enhance the guest experience and position the park for continued growth. Most recently, approximately 30 winter sites were added, contributing to an estimated 28% increase in year-to-date revenue for 2026 compared to the same period in 2025. YTD income is up around $60,000 compared to the 2025 numbers found in this OM. Additional improvements include a new storm shelter and new inflatable water attractions for Crystal Lake, further enhancing the park's recreational amenities.
Guests enjoy a quality bathhouse featuring six private bathrooms, an attractive camp store, and a recreation building that serves as a central gathering place for park activities. The internal road system is constructed of grindings and, according to ownership, remains in excellent condition. Underground water and sewer infrastructure was installed to city construction standards, helping minimize future maintenance concerns. The park currently employs an on-site manager, while ownership has primarily overseen maintenance operations. There are presently no owner or manager living quarters on the property.
The property's lake, inflatable water attractions, and go-kart track have become popular attractions for both overnight guests and local families, helping drive visitation and further distinguish the park within the regional market.
One of Crystal Lake RV Park's most attractive features is the substantial room for future expansion. The northern portion of the property offers ample acreage for additional RV sites and amenities, allowing a new owner to capitalize on increasing demand while utilizing much of the existing infrastructure already in place. Ownership indicated that if they were to continue operating the property, their next planned improvement would be the addition of pickleball courts—an increasingly popular amenity among today's RV travelers and seasonal guests.
Crystal Lake RV Park has established an outstanding reputation for providing a clean, modern, and well-maintained camping experience. Ownership describes the property as "maintenance free" and summarizes the guest experience by saying, "It's a Hilton and not a Super 8." The park accommodates a healthy mix of overnight, weekend, seasonal, worker, retired, and family guests throughout the year, providing diversified demand rather than relying heavily on a single customer profile.
Unlike many campgrounds, the park does not offer primitive tent camping, allowing management to focus exclusively on providing a high-quality RV resort experience. Site rates were last increased approximately two years ago, and ownership believes current pricing remains very competitive relative to other regional parks, while offering a superior guest experience. Prospective buyers are encouraged to review the property's excellent online reviews, which consistently highlight the cleanliness of the park, quality of the facilities, and overall customer experience.
Conveniently located in Rock Falls, Illinois, Crystal Lake RV Park benefits from excellent accessibility while offering guests a quiet recreational setting. The property is located near the Hennepin Canal Parkway, the Rock River, numerous boating and fishing opportunities, golf courses, bike trails, local restaurants, and retail services. Its location also provides convenient access to Interstate 88, making the park easily accessible for travelers throughout northern Illinois, eastern Iowa, southern Wisconsin, and the greater Chicago market.
The existing improvements, RV sites, roads, and infrastructure are not located within a FEMA-designated flood hazard area. Only a very small sliver of land along the western edge of the property adjacent to the Hennepin Canal lies within a mapped floodplain. Ownership does not currently maintain flood insurance on the property.
Crystal Lake RV Park presents investors with the rare opportunity to acquire a modern, city-served RV resort that has already undergone substantial recent expansion while still offering meaningful upside through future site development. With excellent infrastructure, minimal deferred maintenance, a growing revenue stream, individually metered sites, strong guest satisfaction, and additional acreage available for expansion, the property offers an attractive combination of stable current operations and long-term growth potential. Ownership has also indicated that the existing loan with its current lender may be assumable, subject to lender approval.
Location:
Crystal Lake RV Park is strategically located in Rock Falls, Illinois, a thriving community in northwestern Illinois that, together with neighboring Sterling, forms the Sterling-Rock Falls Micropolitan Statistical Area. Situated along the Interstate 88 corridor approximately 115 miles west of Chicago, 60 miles west of Rockford, and 55 miles east of the Quad Cities, the property enjoys excellent regional accessibility while serving as a convenient destination for both weekend travelers and extended-stay guests.
According to ESRI demographic data, more than 17 million residents live within a 180-mile radius of the property, providing access to one of the Midwest's largest concentrations of potential RV travelers. This exceptional population base positions Crystal Lake RV Park to attract guests from the greater Chicago metropolitan area, northern Illinois, southern Wisconsin, eastern Iowa, and northwest Indiana, making it an ideal destination for weekend getaways, seasonal camping, and longer-term stays.
The Sterling-Rock Falls area serves as the commercial and employment hub for much of northwestern Illinois and is supported by a diverse economy anchored by manufacturing, healthcare, agriculture, retail, logistics, and service industries. The region is home to numerous national and regional employers while maintaining an affordable cost of living and a strong reputation for outdoor recreation and family-friendly communities.