Mobile Home and RV
For Sale
$1,500,000
72548 S 322 Way, Wagoner, OK 74467
Established park with 15 mobile homes, 13 RV sites, and multiple storage units generating recurring rental income.
Property Size14,750 SF
Lot Size8.25 Acres
Price / SF$101.69
Days on Market44
Property Features for 72548 S 322 Way
General Information
Standard status
Active
Size
14,750 SF
Lot size
8.25 Acres
Taxes and HOA fees
Annual Taxes
$3,349
Listing Agency:
eXp Realty, LLC
(405) 404-1924
Listed By:
Darryl G Baskin · License #107001
(918) 732-9732
Source:
Exprealty
Added: Jul 22
Changed: Sep 3
Last Checked: Sep 2 at 6:17AM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
This established mobile home and RV park includes 15 mobile homes and 13 existing RV sites, along with 9 additional rentable RV spaces. On-site amenities also include a spacious 2-bedroom, 1-bath manager’s apartment and an additional 1-bedroom, 1-bath studio apartment. A workshop with a 2-car garage and office space supports day-to-day operations, and the property offers 16 enclosed boat/storage units for extra rental revenue.
The park sits on approximately 8.25 acres backing to Corps of Engineers land and is described as just minutes from historic downtown Wagoner and Fort Gibson Lake.
Additional expansion room is referenced as part of the site layout, supporting the park’s established operations and diversified income streams.
The park sits on approximately 8.25 acres backing to Corps of Engineers land and is described as just minutes from historic downtown Wagoner and Fort Gibson Lake.
Additional expansion room is referenced as part of the site layout, supporting the park’s established operations and diversified income streams.
Key Highlights
- Approximately 8.25‑acre mobile home and RV park backing to Corps of Engineers land
- 15 mobile homes plus 13 existing RV sites and 9 additional rentable RV spaces
- Manager’s apartment: 2 bed, 1 bath, approximately 1,600 SF
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
$116,684
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
7.78%
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%
$2,333,680
$2.3M
Cap Rate 7%
$1,666,914
$1.7M
Cap Rate 9%
$1,296,489
$1.3M
Market Conditions
NOI Build-Up for 14,750 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
$230.1K $15.60/SF
− Vacancy
−$17.9K −$1.22/SF
EGI
$212.2K $14.38/SF
− OpEx
−$95.5K −$6.47/SF
NOI
$116.7K $7.91/SF
Area
Wagoner County, OK
Vacancy
7.80%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$2,333,680
Cap Rate 7%
$1,666,914
Cap Rate 9%
$1,296,489
Alternative Uses
Best Use
Apartment 5plus
$1.67M
$1.46M – $1.94M
NOI $116,684 @ 7.0% cap · market cap 7.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.48M
$3.04M – $4.06M
NOI $243,552 @ 7.0% cap · market cap 16.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 74467, OK
13,981
Population
6,826
Households
2
Avg Household Size
44
Median Age
20%
College-Educated
88%
High-School Grad
154.1 sq mi
ZIP Area
91
Density / Sq Mi
$58,398
Median Household Income
$39,350
Median Earnings
$852
Median Rent
$149,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Established park with 15 mobile homes, 13 RV sites, and multiple storage units generating recurring rental income.
Where is this mobile home & rv park located?
The property is located at 72548 S 322 Way Wagoner, OK.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Approximately 8.25‑acre mobile home and RV park backing to Corps of Engineers land; 15 mobile homes plus 13 existing RV sites and 9 additional rentable RV spaces; Manager’s apartment: 2 bed, 1 bath, approximately 1,600 SF
