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    Waterfront Marina and RV Resort Title is generated by Realmo AI

    190 Plantation Dr, Hague, VA 22469

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    For Sale
    $6,700,000

    Premier waterfront destination with marina, RV resort, and expansion potential.

    Type:RV Park
    Property size:
    996 SF
    Price / SF:
    $6,726/SF
    Added:
    Nov 21, 2025
    Days on Market:
    183
    Last Refresh:
    Dec 8 at 10:03 pm

    Property Features for 190 Plantation Dr

    General Information

    Standard status
    Active
    Size
    996 SF
    Property subtype
    RV Park

    Building Details

    Year Built
    2012

    We can help!

    Listing Contact
    Daire Gibney
    Daire Gibney

    Listing agent Daire Gibney

    Listing office Barrett & Valley Associates Inc

    Listing date Nov 21, 2025

    Source Svnmiller

    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 Barrett & Valley Associates Inc

    HighLights

    • Prime waterfront location on 335 acres along the Potomac River with direct Chesapeake Bay access.
    • Full‑service marina with 145 wet slips, fuel dock, ship store, and service yard.
    • Significant RV resort expansion potential: refurbishment to 137 full hook‑up sites and 30 tent sites, plus 125 premium RV sites.
    • Diverse revenue streams from marina, RV resort, rentals, events, and food/beverage.
    • Exceptional amenities including a private beach, splash pool, event venue, waterfront restaurant and tiki bar.
    • Professionally managed by Oasis Marinas, ensuring operational efficiency.

    Overview

    Coles Point Marina & RV Resort is a waterfront destination situated on 335 acres along the Potomac River in Hague, Virginia, offering direct access to the Chesapeake Bay. The property includes a 30.58-acre marina with 145 wet slips, including 54 covered and 91 uncovered slips, a fuel dock with gas and diesel, a ship store, a pump-out station, and a Mercury-certified service yard with a 38-ton travel lift. The RV resort spans over 60 acres and features 118 RV pads and 7 rental cottages. There are plans to refurbish the existing RV sites to accommodate 137 full hook-up sites and 30 tent sites. Proposed future expansion includes an additional 125 premium RV sites, several with water views. Amenities include a waterfront restaurant, tiki bar, private beach, splash pool, outdoor grills, and a 125-person event venue. The property offers diversified income opportunities through slip rentals, RV site leases, cottage rentals, event hosting, fuel sales, ship store merchandise, and food and beverage services. Operated by Oasis Marinas, the property benefits from professional management and a strong track record. Coles Point is approximately a two-hour drive from both Washington, D.C., and Richmond.
    Property Profile Location Intelligence

    Current Use by Public Records

    R&R Marine (Bike/Boat/Book/etc) Store Coles Point Marina ... Marina

    Suggested Use

    Restaurant Hotel & Motel Kitchen & Bath Showroom Bar & Pub Bed & Breakfast Restaurant Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Hague
    County
    Westmoreland
    State
    Virginia
    Longitude
    -76.6168
    Latitude
    38.1411

    FAQs

    What type of property is this?
    Campground - Premier waterfront destination with marina, RV resort, and expansion potential.
    Where is this campground located?
    The property is located at 190 Plantation Dr Hague, VA.
    What is the asking price?
    The asking price for this property is $6,700,000.
    What are key features of this property?
    This property features: Prime waterfront location on 335 acres along the Potomac River with direct Chesapeake Bay access.; Full‑service marina with **145 wet slips**, fuel dock, ship store, and service yard.; Significant RV resort expansion potential: refurbishment to 137 full hook‑up sites and 30 tent sites, plus **125 premium RV sites**.
    (802) 843-2390
    We can help!
    Listing Contact
    Daire Gibney
    Daire Gibney
    Request Owner's contact information
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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.

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