RV Park with Creek
For Sale
$600,000
Pending
33900 W Parks Hwy, Willow, AK 99688
Cabins, a licensed bar, and guest amenities support a mixed lodging and recreation operation.
Property Size2,200 SF
Lot Size9.00 Acres
Days on Market490
Property Features for 33900 W Parks Hwy
General Information
Standard status
Pending
Size
2,200 SF
Total Parking Spaces
25
Lot size
9.00 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
private boat launch
bar
beer garden
walkways
shower and laundry facilities
Listing Agency:
Susitna Valley Realty, LLC
(907) 357-4663
Listed By:
Justin D Howington
Source:
Viewanchoragehouses
Added: Apr 28, 2025
Changed: Aug 30
Last Checked: Aug 30 at 12:25AM
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 Susitna Valley Realty, LLC
Investment Insights
Based on property information with market context.
Pioneer Lodge is a mobile home and RV park property spanning over nine acres in Willow, Alaska. The site includes 25 RV spots, rentable rustic cabins, shower and laundry facilities, and an operating bar with a liquor license. A beer garden, walkways, and a private boat launch add creek-oriented recreational amenities.
The property fronts both the Parks Highway and Willow Creek at 33900 W Parks Hwy, Willow, AK 99688. The private launch provides direct access to Willow Creek, while the creekside setting supports fishing, rafting, wildlife watching, and seasonal salmon viewing. The combination of RV accommodations, cabins, food-and-beverage operations, and visitor facilities creates a varied hospitality-oriented property configuration.
The property fronts both the Parks Highway and Willow Creek at 33900 W Parks Hwy, Willow, AK 99688. The private launch provides direct access to Willow Creek, while the creekside setting supports fishing, rafting, wildlife watching, and seasonal salmon viewing. The combination of RV accommodations, cabins, food-and-beverage operations, and visitor facilities creates a varied hospitality-oriented property configuration.
Key Highlights
- Over nine acres with 25 RV spots
- Private boat launch with direct access to Willow Creek
- Operating bar with liquor license
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
$32,571
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
5.43%
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%
$651,420
$651.4K
Cap Rate 7%
$465,300
$465.3K
Cap Rate 9%
$361,900
$361.9K
Market Conditions
NOI Build-Up for 2,200 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
$46.2K $21.00/SF
− Vacancy
−$2.8K −$1.26/SF
EGI
$43.4K $19.74/SF
− OpEx
−$10.9K −$4.94/SF
NOI
$32.6K $14.81/SF
Area
Matanuska-Susitna County, AK
Vacancy
6.00%
Lease Rate
$21.00 /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%
$651,420
Cap Rate 7%
$465,300
Cap Rate 9%
$361,900
Alternative Uses
Best Use
Apartment 5plus
$14.16M
$12.39M – $16.52M
NOI $991,132 @ 7.0% cap · market cap 165.19%
Second Best
Specialty Retail
$465.3K
$407.1K – $542.9K
NOI $32,571 @ 7.0% cap · market cap 5.43%
Theoretical Best
Multifamily LT 5
$16.26M
$14.23M – $18.97M
NOI $1,138,498 @ 7.0% cap · market cap 189.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Demographics for 99688, AK
3,077
Population
3,245
Households
0.9
Avg Household Size
54
Median Age
25%
College-Educated
95%
High-School Grad
1,677.3 sq mi
ZIP Area
2
Density / Sq Mi
$67,907
Median Household Income
$50,400
Median Earnings
$1,331
Median Rent
$266,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Cabins, a licensed bar, and guest amenities support a mixed lodging and recreation operation.
Where is this mobile home & rv park located?
The property is located at 33900 W Parks Hwy Willow, AK.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Over nine acres with 25 RV spots; Private boat launch with direct access to Willow Creek; Operating bar with liquor license
