Campground With Bar and RV
New
For Sale
$750,000
2801 22nd St, Rice Lake, WI 54868
Multi-use campground with seasonal RV accommodations, bar operations, lodging, event facilities, and supporting site improvements.
Property Size2,500 SF
Lot Size5.20 Acres
Price / SF$300
Days on Market2
Property Features for 2801 22nd St
General Information
Standard status
Active
Size
2,500 SF
Lot size
5.20 Acres
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Additional Details
Business Included
Yes
Utilities to Site
Yes
Amenities
shower house
restrooms
laundry facility
storage barn
pavilion
Building Details
Year Built
1940
Listing Agency:
Chippewa Valley Real Estate, LLC
Listed By:
The Raven Team · License #5085390
(715) 552-2229
Source:
Homcentric
Added: Sep 19
Last Checked: Sep 19 at 2:45PM
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 Chippewa Valley Real Estate, LLC
Investment Insights
Based on property information with market context.
This 5.2-acre campground combines 21 seasonal RV sites with full water, electric, and septic hookups and an established bar operation. Additional improvements include a remodeled 1977 two-bedroom, one-bath mobile home suitable for owner occupancy or rental use, along with a shower house, restrooms, laundry facility, storage barn, and pavilion.
The property is located in Rice Lake, Wisconsin, approximately 7 miles from lakes in all directions. ATV trail traffic and event activity, including weddings, banquets, and benefits, contribute to the site's range of operating uses. The bar has been owner-operated for the past 12 years, and the campground serves repeat seasonal RV customers.
The property is located in Rice Lake, Wisconsin, approximately 7 miles from lakes in all directions. ATV trail traffic and event activity, including weddings, banquets, and benefits, contribute to the site's range of operating uses. The bar has been owner-operated for the past 12 years, and the campground serves repeat seasonal RV customers.
Key Highlights
- 5.2‑acre campground with 21 seasonal RV campsites
- Full water, electric, and septic hookups at the RV sites
- Remodeled 1977 2 bed/1 bath mobile home
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
$21,915
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
2.92%
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%
$438,300
$438.3K
Cap Rate 7%
$313,071
$313.1K
Cap Rate 9%
$243,500
$243.5K
Market Conditions
NOI Build-Up for 2,500 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
$30.0K $12.00/SF
− Vacancy
−$780 −$0.31/SF
EGI
$29.2K $11.69/SF
− OpEx
−$7.3K −$2.92/SF
NOI
$21.9K $8.77/SF
Area
Barron County, WI
Vacancy
2.60%
Lease Rate
$12.00 /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%
$438,300
Cap Rate 7%
$313,071
Cap Rate 9%
$243,500
Alternative Uses
Best Use
Specialty Retail
$313.1K
$273.9K – $365.3K
NOI $21,915 @ 7.0% cap · market cap 2.92%
Second Best
Apartment 5plus
$148.6K
$130.0K – $173.3K
NOI $10,400 @ 7.0% cap · market cap 1.39%
Theoretical Best
Warehouse
$2.01M
$1.76M – $2.34M
NOI $140,608 @ 7.0% cap · market cap 18.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Residential units
Turnkey business
Opportunity
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 54868, WI
15,785
Population
7,640
Households
2.1
Avg Household Size
44
Median Age
25%
College-Educated
94%
High-School Grad
212.0 sq mi
ZIP Area
74
Density / Sq Mi
$64,567
Median Household Income
$40,474
Median Earnings
$850
Median Rent
$199,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Campground - Multi-use campground with seasonal RV accommodations, bar operations, lodging, event facilities, and supporting site improvements.
Where is this campground located?
The property is located at 2801 22nd St Rice Lake, WI.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 5.2‑acre campground with 21 seasonal RV campsites; Full water, electric, and septic hookups at the RV sites; Remodeled 1977 2 bed/1 bath mobile home
