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    Northwoods Campground and Resort Title is generated by Realmo AI

    4702 Hi Pines Ln Lane, Eagle River, WI 54521

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    Claim this Listing
    New
    For Sale
    $2,350,000

    Recreation,Vacant land,Campground - Eagle River, WI

    Lot size:
    71.00 Acres
    Added:
    May 20, 2026
    Days on Market:
    5
    Last Refresh:
    May 24 at 2:06 am

    Property Features for 4702 Hi Pines Ln Lane

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Rec
    Parking
    56
    Parking features
    Paved or Surfaced
    Interior features
    Reception area
    Standard status
    Active
    APN
    221-1098
    Lot size
    71.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    15011

    Utilities

    Heating system
    Wall Furnace
    Cooling system
    Wall Unit(s)
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Floors in Building
    1
    Number of units
    3
    Building materials
    Log
    Roof type
    Composition
    Architectural style
    Other

    We can help!

    Listing Contact
    Paul Merk
    Paul Merk

    Listing agent Paul Merk

    Listing office Castle Rock Realty LLC 104 W State St. (CC), Mauston, WI

    Listing date May 20, 2026

    MLS# 2023744 Listing URL

    Copyright © 2026 REALTORS® Association of South Central Wisconsin. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 71‑acre Northwoods campground/resort featuring 152 campsites and 7 rental units.
    • Enjoy the large swimming pond with white sand beach & inflatable water attractions.
    • Log‑sided main building offers office, camp store, bath house, recreation/lounge area & covered entertainment patio.
    • Direct UTV trail access near area lakes & attractions.
    • Strong seasonal & nightly rental income potential.
    • Established destination campground with excellent repeat customer base.

    Overview

    This premier 71-acre Northwoods campground and resort is located in Eagle River, Wisconsin. It features 152 campsites and 7 rental units. A large swimming pond with a white sand beach and inflatable water attractions provides recreational opportunities. The property includes a log-sided main building that houses an office, camp store, bath house, recreation and lounge area, and a covered entertainment patio. Additionally, there are two garage and storage buildings with laundry and workshop space. The campground is set in a scenic wooded area with walking trails and direct UTV trail access. It is located near area lakes and attractions. The property has strong seasonal and nightly rental income potential and room for future expansion. Private wells and septic systems are in place, with city sewer access available. This established destination campground has an excellent repeat customer base and outstanding recreational amenities for all ages. It is ideal for investors or owner-operators seeking a turnkey hospitality business in a high-traffic vacation market.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Eagle River
    County
    Vilas
    State
    Wisconsin
    Longitude
    -89.2784
    Latitude
    45.9065

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    FAQs

    What type of property is this?
    Campground - 71-acre Eagle River campground with rental units and amenities.
    Where is this campground located?
    The property is located at 4702 Hi Pines Ln Lane Eagle River, WI.
    What is the asking price?
    The asking price for this property is $2,350,000.
    What are key features of this property?
    This property features: 71‑acre Northwoods campground/resort featuring 152 campsites and 7 rental units.; Enjoy the large swimming pond with **white sand beach & inflatable water attractions.**; Log‑sided main building offers office, camp store, bath house, recreation/lounge area & covered entertainment patio.
    (608) 547-4884
    We can help!
    Listing Contact
    Paul Merk
    Paul Merk
    Real Estate License ID: 5300490
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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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