Campground Retreat with Private
For Sale
$3,900,000
45334 Poso Park Drive, Posey, CA 93260
COMMERCIAL - Posey, CA
Property Size15,000 SF
Lot Size161.00 Acres
Price / SF$260
Days on Market1562
Property Features for 45334 Poso Park Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
12
Bathrooms
15
Rooms
Bedroom 5, Bathroom 9, Bedroom 6, Bathroom 10, Bathroom 11, Bathroom 19, Bathroom 8, Bathroom 15, Bathroom 17, Bathroom 1, Bedroom 10, Bedroom 1, Bedroom 4, Bathroom 6, Bathroom 16, Bathroom 7, Bedroom 3, Bathroom 13, Bathroom 3, Bedroom 12, Bathroom 14, Bathroom 12, Bathroom 20, Bathroom 5, Bathroom 18, Bedroom 8, Bedroom 2, Bathroom 2, Bedroom 9, Bathroom 4, Bedroom 7, Bedroom 11
Parking features
RV
Appliances
Ice Maker, Refrigerator
Lot features
Treed Lot, Gentle Sloping, Irregular Lot, Rolling Slope, Secluded, Sloped Down, Sloped Up
Directions
Old Stage Rd turns into Poso Park Dr. Address is at the end of Poso Park Dr. on the gate that leads into the property.
Subdivision
Mountain Area South
Standard status
Active
APN
345210001000
Size
15,000 SF
Lot size
161.00 Acres
Utilities
Utilities
Propane
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Spring
Water front features
Lake
Water front
1
Amenities
22 cabins
3 camping lodges
dining/meeting hall
patio area
commercial kitchen
chapel
RV area with full hookups
2-acre lake
Building Details
Roof type
Composition
Listing Agency:
Century 21 Select Real Estate · Century 21 Real Estate
(559) 733-9696
Listed By:
Mitch Choboian · License #00801984
(559) 686-8595
Added: May 5, 2022
Changed: Aug 8
Last Checked: Aug 13 at 12:06PM
MLS# 217491
Copyright © 2026 Tulare County MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This campground retreat property is currently operated as a summer camp retreat and is built around a 2-acre lake. The grounds include 22 cabins and three camping lodges, each with full bath and kitchen facilities, along with a large dining/meeting hall and patio area that can seat up to 150. A commercial kitchen supports on-site food service, and there is a 4,500 SF chapel. The scenic RV area is designed to accommodate RVs up to 40 ft, with full hookups.
The property is located at 45334 Poso Park Drive in Posey, CA 93260 (Tulare County). On-site amenities and systems include central air cooling, propane service, spring water, and a septic tank sewer system. The roof is composition.
The current owners have a tentative subdivision parcel map, which may be relevant for buyers evaluating future reconfiguration of the property.
The property is located at 45334 Poso Park Drive in Posey, CA 93260 (Tulare County). On-site amenities and systems include central air cooling, propane service, spring water, and a septic tank sewer system. The roof is composition.
The current owners have a tentative subdivision parcel map, which may be relevant for buyers evaluating future reconfiguration of the property.
Key Highlights
- 161‑acre campground retreat centered on a 2‑acre lake
- 22 cabins plus three camping lodges with full bath and kitchen facilities
- Dining/meeting hall seats up to 150 with adjacent patio area
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$318,938
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.18%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$6,378,760
$6.4M
Cap Rate 7%
$4,556,257
$4.6M
Cap Rate 9%
$3,543,756
$3.5M
Market Conditions
NOI Build-Up for 15,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$450.0K $30.00/SF
− Vacancy
−$24.8K −$1.65/SF
EGI
$425.3K $28.35/SF
− OpEx
−$106.3K −$7.09/SF
NOI
$318.9K $21.26/SF
Area
Tulare County, CA
Vacancy
5.50%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$6,378,760
Cap Rate 7%
$4,556,257
Cap Rate 9%
$3,543,756
Alternative Uses
Best Use
Specialty Retail
$4.56M
$3.99M – $5.32M
NOI $318,938 @ 7.0% cap · market cap 8.18%
Second Best
Industrial
$1.25M
$1.09M – $1.46M
NOI $87,327 @ 7.0% cap · market cap 2.24%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 93260, CA
221
Population
503
Households
0.4
Avg Household Size
64
Median Age
13%
College-Educated
85%
High-School Grad
37.2 sq mi
ZIP Area
6
Density / Sq Mi
$56,250
Median Household Income
$54,231
Median Earnings
$360,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Campground - Private lake campground set up with cabins, camping lodges, a commercial kitchen, and an RV area with full hookups.
Where is this campground located?
The property is located at 45334 Poso Park Drive Posey, CA.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: 161‑acre campground retreat centered on a 2‑acre lake; 22 cabins plus three camping lodges with full bath and kitchen facilities; Dining/meeting hall seats up to 150 with adjacent patio area
