Campground Resort with Sucker Creek
For Sale
$995,000
Pending
7903 Caves Highway, Cave Junction, OR 97523
Commercial Sale, Cave Junction, OR
Property Size13,000 SF
Lot Size38.58 Acres
Days on Market525
Property Features for 7903 Caves Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
RC
Parking features
RV, Driveway
View
Territorial
Standard status
Pending
APN
R328916
Size
13,000 SF
Lot size
38.58 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
5587
Utilities
Sewer type
Septic Tank
Water source
Well
Water front features
Creek, Waterfront
Water front
1
Amenities
manager's quarters
check-in office
ice cream parlor
eating hall
coin-op laundry
shop
storage
Building Details
Year built
1950
Floors in Building
1
Number of units
45
Building materials
Frame
Roof type
Metal, Composition
Additional Structures
RV/Boat Storage
Listing Agency:
John L. Scott Medford
(541) 779-3611
Listed By:
Martin Outdoor Property Group · License #200706071
(541) 660-5111
Added: Mar 14, 2025
Changed: Aug 19
Last Checked: Aug 20 at 7:06AM
MLS# 220197468
Copyright © 2026 Oregon Data Share. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Country Hills Resort is an established campground and hospitality property on a 38.58-acre site with natural, level terrain and mature trees. The resort includes 11 vacation rentals, 24 RV sites, and 10 tent sites, along with a private owner’s residence.
Campground operations include a manager’s quarters, check-in office, ice cream parlor, eating hall, coin-op laundry, shop, and storage, plus multiple guest facilities. The property features 1,800+ feet of Sucker Creek frontage.
The owner’s residence is 2,729 SF and includes three bedrooms and two bathrooms, an office, a large kitchen, expansive decks, and a detached garage. A charming creekside cabin is also included. The property is constructed with frame materials and has a composition and metal roof. Water is supplied by a well and wastewater is handled by a septic tank.
Campground operations include a manager’s quarters, check-in office, ice cream parlor, eating hall, coin-op laundry, shop, and storage, plus multiple guest facilities. The property features 1,800+ feet of Sucker Creek frontage.
The owner’s residence is 2,729 SF and includes three bedrooms and two bathrooms, an office, a large kitchen, expansive decks, and a detached garage. A charming creekside cabin is also included. The property is constructed with frame materials and has a composition and metal roof. Water is supplied by a well and wastewater is handled by a septic tank.
Key Highlights
- 38.58‑acre campground resort on level terrain with mature trees
- 1,800+ feet of Sucker Creek frontage
- Includes 11 vacation rentals, 24 RV sites, and 10 tent sites
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
$81,047
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
8.15%
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%
$1,620,940
$1.6M
Cap Rate 7%
$1,157,814
$1.2M
Cap Rate 9%
$900,522
$900.5K
Market Conditions
NOI Build-Up for 13,000 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
$195.0K $15.00/SF
− Vacancy
−$24.4K −$1.88/SF
EGI
$170.6K $13.13/SF
− OpEx
−$89.6K −$6.89/SF
NOI
$81.0K $6.23/SF
Area
Josephine County, OR
Vacancy
12.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,620,940
Cap Rate 7%
$1,157,814
Cap Rate 9%
$900,522
Alternative Uses
Best Use
Hotel Hospitality
$1.16M
$1.01M – $1.35M
NOI $81,047 @ 7.0% cap · market cap 8.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.95M
$2.58M – $3.44M
NOI $206,332 @ 7.0% cap · market cap 20.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 97523, OR
6,548
Population
3,606
Households
1.8
Avg Household Size
50
Median Age
18%
College-Educated
91%
High-School Grad
250.3 sq mi
ZIP Area
26
Density / Sq Mi
$45,960
Median Household Income
$27,227
Median Earnings
$1,239
Median Rent
$301,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Campground - Established campground resort with vacation rentals and RV and tent sites on Sucker Creek frontage.
Where is this campground located?
The property is located at 7903 Caves Highway Cave Junction, OR.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 38.58‑acre campground resort on level terrain with mature trees; 1,800+ feet of Sucker Creek frontage; Includes 11 vacation rentals, 24 RV sites, and 10 tent sites
