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Are RV parks a good investment?

RV parks are one of the few asset classes that become more profitable during recessions. When the economy crashes, people substitute expensive vacations for budget-friendly RV trips, and families downsizing from traditional housing move into affordable RV park lots. This creates consistent demand regardless of economic conditions, which is why private equity firms and REITs are aggressively consolidating the industry. In this video, I break down the recession-proof business model, the acquisition strategy using SBA loans and seller financing, and the exit strategy that allows you to double your equity through cap rate arbitrage.

I'm a business broker who specializes in mergers and acquisitions, and I work with buyers and sellers navigating mid-market transactions. The RV park industry is currently in a consolidation phase similar to self-storage 15 years ago. Most parks are still owned by small families who have operated them for decades, and institutional buyers cannot acquire these properties until someone cleans up the operations and financials. This creates an opportunity for informed buyers to acquire underperforming parks at high cap rates, force appreciation through operational improvements, and sell to institutional buyers at lower cap rates for significant returns.

You'll learn why RV parks gain customers during recessions through the substitution effect and affordable housing demand, how to structure an acquisition with as little as 10% down using SBA loans and seller financing, the three primary value-add strategies that force property appreciation, and how cap rate arbitrage allows you to sell to institutional buyers at a premium. I also explain where to find deals, what lenders look for in RV park acquisitions, and why the land itself serves as a backstop even if the business underperforms.

TIMESTAMPS:

0:00 - Why RV parks are recession-resistant investments
0:45 - How the substitution effect drives demand during economic downturns
2:30 - Why RV parks serve as affordable housing safety nets
3:45 - The Boomer floor: stable customer base during recessions
4:30 - How to buy an RV park with 10% down using SBA loans
6:00 - Seller financing strategy to reduce upfront capital requirements
7:15 - Real acquisition example: structuring a $1 million RV park purchase
8:30 - How to force appreciation through sub-metering utilities
9:30 - Adding tiered Wi-Fi to increase net operating income
10:15 - Raising rents to market rates and increasing property value
11:00 - Cap rate arbitrage: buying at 10% and selling at 7.5%
12:30 - Why institutional buyers pay premiums for stabilized RV parks
13:30 - The land play: alternative exit strategies for RV park owners

AUTHORITY CONTEXT:

I work with buyers and sellers structuring M&A transactions across multiple industries, and the RV park sector is currently experiencing institutional consolidation that creates specific opportunities for informed buyers. The acquisition strategy outlined in this video reflects how deals are actually being structured in the market right now, including the financing mechanisms lenders approve and the operational improvements that institutional buyers require before acquisition. The cap rate arbitrage model is not theoretical—it is the primary wealth-building strategy being executed by private equity firms and individual investors who understand how to position assets for institutional sale.

WHERE TO FIND DEALS:

RV park acquisitions can be sourced through business marketplaces like BizBuySell, brokers specializing in commercial real estate and RV parks, direct outreach to owners of underperforming properties, and industry associations like the National Association of RV Parks and Campgrounds. If you're serious about acquiring an RV park and want guidance on deal structure or seller connections, reach out directly through Instagram or LinkedIn. I work with brokers and sellers across the country and can point you toward opportunities that match your acquisition criteria.

NEXT STEPS:

If you're evaluating whether to buy or sell a business and want to understand how M&A transactions are structured, subscribe to this channel for weekly breakdowns of deal structures, exit strategies, and market trends. For a detailed explanation of how SBA loans work and what lenders require for approval, watch the linked video on SBA loan structures.

If you're considering an RV park acquisition or want clarity on how to structure a deal, start by evaluating your financing options and identifying target properties in markets with strong demographics and occupancy rates.