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    111 S Gunnison Avenue Lake City, CO 81235

    View on Map
    For Sale
    Under Contract
    $2,500,000

    RV Park - Lake City, CO

    Property size:
    1,600 SF
    Lot size:
    3.20 Acres
    Added:
    Feb 15, 2026
    Days on Market:
    45
    Last Refresh:
    Apr 1 at 5:06 am

    Property Features for 111 S Gunnison Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active Under Contract
    Size
    1,600 SF
    Lot size
    3.20 Acres

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    1950
    Architectural style
    Other

    We can help!

    Listing Contact
    Mindy Costanzo
    Mindy Costanzo

    Listing agent Mindy Costanzo

    Listing office Bluebird Real Estate, LLC 211 Elk Ave, Crested Butte, CO

    Listing date Feb 15, 2026

    MLS# 824536 Listing URL

    Copyright © 2026 Colorado Real Estate Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Lake City RV Park Investment

    Located in Lake City, Colorado, this offering includes three income-producing properties: two established riverfront RV parks and an adjoining cabin property. The properties are situated within walking distance of one another in the heart of this historic mining town. The Henson Creek RV Park spans 1.5 acres along Henson Creek. The River Fork RV Park and the cabin are located on 1.7 acres bordering the River Fork River and public recreational land. The cabin property, fully furnished and ready to host overnight guests, consists of 12 city lots, with ten vacant city lots offering potential for future residential development. The two RV parks provide 59 full-service hookups equipped with water, sewer, 30- to 50-amp electricity, and Wi-Fi. On-site guest amenities include a shower house, laundry facilities, and a shared entertainment space. Guests have direct access to two trout-filled rivers. Nearby Lake San Cristobal offers fishing and boating opportunities. Recreational opportunities include picnicking, hiking, off-roading, and relaxing by the campfire. Nearby attractions include the Alpine Loop, Silver Thread Scenic Byway, and trails throughout the Grand Mesa, Uncompahgre, and Gunnison National Forests. The properties total 3.2 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Building Supply Law Firm Dental Office Big Box & Wholesale Store Hair Salon Spa & Massage Center Gym & Fitness Center Food Market Grocery & Convenience Store Electronics & Wireless Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lake City
    County
    Hinsdale
    State
    Colorado
    Longitude
    -107.313025
    Latitude
    38.034678

    Nearby Similar for Sale

    • $3,950,000
      4,353 SF

      Lake City Recreational Business Opportunity

      Established recreational vehicle sales, service, and rental business in Lake City.
      809 N State Highway 149, Lake City, CO, 81235-5167
      View Details
    • $1,620,000
      5,141 SF

      Lake City Turnkey Rental Cabins

      Turnkey investment opportunity with residence and duplex near Lake City.
      1415 N State Highway 149, Lake City, CO, 81235-5155
      View Details

    FAQs

    What type of property is this?
    Mobile home & RV park - Three income-producing properties in Lake City, Colorado.
    Where is this mobile home & rv park located?
    The property is located at 111 S Gunnison Avenue Lake City, CO.
    What is the asking price?
    The asking price for this property is $2,500,000.
    What are key features of this property?
    This property features: Three income‑producing properties included: two RV parks and a cabin.; Riverfront locations on Henson Creek and River Fork River.; **59 full‑service RV hookups** with water, sewer, 30/50‑amp electricity, and Wi‑Fi.
    (970) 209-2300
    We can help!
    Listing Contact
    Mindy Costanzo
    Mindy Costanzo
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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