Building Details

Year Built 1996

Buildings 3

Stories 1

Units 56

Listing Agency: Southern Oklahoma Realty s***@gmail.com Show Phone

Listed By: Sarah Fulton · License #159444

Source: Crexi

Added: Mar 4 Changed: Aug 8 Last Checked: Aug 10 at 9:58AM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Southern Oklahoma Realty

Investment Insights

Based on property information with market context.

This turn-key investment opportunity features an RV resort and restaurant. The RV park, recently constructed, includes modern infrastructure and 56 spaces with expansion potential. Amenities include a keypad-operated bathhouse with 4 showers, a tankless hot water heater, wifi, a basketball court, a dog park, picnic tables, and 8 acres to explore. The on-site restaurant is positioned directly across from the high school. The property formerly had a drive-in movie cinema that screened movies and live-streamed concerts. The movie equipment can be included in the sale, providing an opportunity for the new owner to revive the cinema. The property is located just minutes off I-35, midway between Oklahoma City and Dallas.

Key Highlights

• Turn‑key RV resort investment with established management.
• Modern infrastructure and recently constructed RV park.
• On‑site restaurant offers a unique advantage as the sole eatery near the high school.

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

$80,467

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

8.13%

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%

$1,609,340 $1.6M

Cap Rate 7%

$1,149,529 $1.1M

Cap Rate 9%

$894,078 $894.1K

Market Conditions

NOI Build-Up for 6,500 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

$117.0K $18.00/SF

− Vacancy

−$9.7K −$1.49/SF

EGI

$107.3K $16.51/SF

− OpEx

−$26.8K −$4.13/SF

NOI

$80.5K $12.38/SF

Area

Carter County, OK

Vacancy

8.30%

Lease Rate

$18.00 /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%

$1,609,340

Cap Rate 7%

$1,149,529

Cap Rate 9%

$894,078

Alternative Uses

Best Use

Specialty Retail

$1.15M

$1.01M – $1.34M (±1% cap)

NOI $80,467 @ 7.0% cap · market cap 8.13%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.67M

$1.46M – $1.94M (±1% cap)

NOI $116,688 @ 7.0% cap · market cap 11.79%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Campgrounds

Suggested Use

Top Pick Auto Repair Shop Nail Salon Clothing & Fashion Store Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

41

Businesses Nearby

Explore this area Business Placement

Demographics for 73458, OK

734

Population

330

Households

2.2

Avg Household Size

47

Median Age

16%

College-Educated

87%

High-School Grad

93.5 sq mi

ZIP Area

8

Density / Sq Mi

$78,750

Median Household Income

$38,750

Median Earnings

$1,054

Median Rent

$174,000

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this campgrounds located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Campground - RV Resort and Restaurant midway between OKC and Dallas.

Where is this campground located?

The property is located at 16677 Us Highway 77 Springer, OK.

What is the asking price?

The asking price for this property is $990,000.

What are key features of this property?

This property features: Turn‑key RV resort investment with established management.; Modern infrastructure and recently constructed RV park.; On‑site restaurant offers a unique advantage as the sole eatery near the high school.