Victorian Acres 6591 Highway 2 82 Unit Mobile Home Park $2,500,000 ($30,488/Unit) 8.27% Cap Rate Nebraska City, NE 68410

Victorian Acres RV Park & Campground, Nebraska City, NE (www.victorianacresrvpark.com) is a well-kept, family-friendly park developed in 1995 and set just outside city limits with no known zoning issues for its present use. The property combines quiet, landscaped grounds with highway convenience near NE-2 and I-29 that attracts cross-country travelers. A very small sliver of the site touches a flood zone; no pads are located in that area. Day-to-day operations are supported by an on-site manager and a maintenance man.
The park offers 82 total sites, including 58 full-service pads and 58 pull-throughs. All 82 sites have water; 58 have sewer. Electrical service is a mix of 30-amp (42 sites) and 50-amp (40 sites), with 42 metered for bill-back. There is also one primitive tent site. Guest-serving improvements include a pet park, Wi-fi, clubhouse, laundromat, hiking areas, playground, restrooms and shower facilities, a dump station, firewood sales, propane sales, smooth gravel roads and sites, and on-site management. The bathhouse provides separate men’s and women’s facilities (each with two showers and two toilets). Roads are gravel and in good condition. The park currently offers 22 monthly sites.
Housing on site includes one rented apartment and a three-bed, two-bath home that has not been rented (the remote owner uses it when visiting); it could serve an owner/operator or be leased for additional income. There is no camp store on site. Recent capital and site work over the last 3–5 years includes a new playground, new concrete, new gravel, and strategic tree removal with replanting. Rates were last raised last year and are described as similar to other area parks. Guest mix includes a strong base of workers in monthly sites, with the majority of transient campers being retired travelers and families.
Current rates:
Water and Electric- $48
Full Hook-up- $55
Weekly- stay six nights get the seventh free
Monthly- $464.70
Propane - $2.95 per gallon for people staying
Propane - $3.25 for off site
Fire wood- $5 per bundle
Laundry -$2 per load
Apartment rent- $500
Value-add opportunities include immediate monetization of under-utilized, full- hookup “door-to-door” sites in the back row (odd-numbered; rarely used today due to remote ownership/phone coverage) and room to expand with additional RV sites and select cabins in a few identified locations. If continuing to operate, ownership would focus on adding some new monthly and new daily sites. Nearby draws such as Arbor Lodge and local museums, plus Omaha’s Henry Doorly Zoo and the College World Series, further support demand for this quiet, peaceful, and widely complimented park.
Jonathan Fisher is a licensed broker in the State of Nebraska for MR. LANDMAN, LLC under LIC#20220411.
Location:
Nebraska City is a city in and the county seat of Otoe County, Nebraska, United States. As of the 2020 census, the city population was 7,222.
Nebraska City is a sweet spot for an RV park: it sits at the junction of US-75 and NE-2, with NE-2 shooting east over the Missouri River straight to I-29 and west toward Lincoln/I-80. That puts two metros—Omaha (˜50 minutes) and Lincoln (˜55 minutes)—within easy day-trip range, while still feeling small-town and tree-covered (the birthplace of Arbor Day).
Right in town, the Arbor Day Farm/Tree Adventure (with its Treetop Village) is a year-round family draw, and the AppleJack Festival packs the area each September (Kimmel Orchard hosts AppleJack weekends as well). History buffs and road-trippers hit the Missouri River Basin Lewis & Clark Visitor Center. Boaters and anglers use Riverview Marina SRA for Missouri River access, and cyclists love the 22-mile Steamboat Trace rail-trail along the bluffs.
Within 30–45 minutes, you’ve got marquee, season-stretching traffic drivers: Omaha’s College World Series at Charles Schwab Field (record-setting crowds in recent years) and the Henry Doorly Zoo & Aquarium (one of the nation’s most-visited). Lincoln game days bring 85k+ fans to Memorial Stadium—another reliable surge for overnight demand.
Even closer, outdoor options keep rigs moving mid-week: Waubonsie State Park (just 9 miles east over the river in Iowa) for Loess Hills views and hiking, and Indian Cave State Park about 32 miles south for bluffs, trails, and fall events. Brownville’s twice-a year flea markets add festival weekends that spill demand up and down the river towns.
Bottom line: easy interstate access + two metro day-trips + appleorchard/fall-festival tourism + river recreation and trail systems = a compelling location for a destination-style campground with strong weekend peaks and steady shoulder-season traffic.