Tin Cup RV Park: 75 Full-Hookup Sites on 27 Acres, Mahomet, Illinois

Investment Highlights

75 full-hookup sites (45 x 50-amp) City water and city sewer, zoned C-1, not in a flood zone $500K+ in recent upgrades: fiber internet, automation, metering $235,342 NOI, 9.41% cap rate (10.47% pro forma) Room to add about 10 sites a year

Executive Summary

75 full-hookup sites on 27.2 acres with city water and sewer, across from Lake of the Woods Forest Preserve near Champaign-Urbana. 9.41% cap rate with room to expand.

Tin Cup RV Park is a well-established, high-demand RV park on approximately 27.2 acres in Mahomet, Illinois, one of the fastest-growing communities in Central Illinois and part of the Champaign-Urbana metro area. The park sits in a quiet, heavily wooded setting directly across Tin Cup Road from the entrance to the 874-acre Lake of the Woods Forest Preserve, yet it is only minutes from shopping, healthcare, major employers and the University of Illinois.

Video tour

The park

• 75 full-hookup RV sites (water, sewer and electric at every site), no primitive sites
• 45 sites with 50-amp service and 30 sites with 30-amp service; about half are pull-through
• City water and city sewer, an increasingly hard-to-find combination
• Zoned C-1 Commercial and not in a flood zone
• Bathhouse with private showers, dump station, office/lodge with an upstairs manager’s apartment
• Free-standing laundry with five industrial washer and dryer units (income shared with the operator)
• One park-owned RV rental and one tiny home
• Newer maintenance shed and electrical upgrades; gravel roads in good condition

Recent improvements

Current ownership has put more than $500,000 into the property, including a 2023 renovation, park-wide fiber optic internet, online reservations (Campspot), automated self check-in and check-out, security cameras with license plate recognition, remote utility monitoring and electric metering. 42 of the 75 sites are individually metered for electric bill-back.

Guests and operations

Demand is well balanced through the year: roughly 30% overnight and weekend travelers, 40% monthly guests and 30% seasonal campers. About half of all guests are connected to the University of Illinois for work, study, medical care or recreation. The park runs with an on-site manager (one of the owners) and a maintenance employee.

Upside

• Room to add about 10 new RV sites a year over the next two to three years
• Land for cabins, more tiny homes or glamping
• Rates have not been raised in about two years and are at or slightly below market
• Electric metering and bill-back can be extended to the remaining 33 sites

Location

Easy access to Interstates 57, 72 and 74, within driving distance of Champaign-Urbana, Bloomington-Normal, Decatur, Springfield and Danville. Nearby demand drivers include the University of Illinois (59,000+ students), Carle Health, OSF HealthCare, Parkland College, Big Ten athletics, conferences and youth sports. Champaign County visitor spending reached about $584 million in 2024.

Financial summary

• Asking price: $2,500,000 ($33,333 per site)
• Gross income (T12, July 2025 to June 2026): $455,920
• Net operating income: $235,342 current, $261,788 pro forma
• Cap rate: 9.41% current, 10.47% pro forma

Click Get More Information to request the full offering memorandum and income and expense detail.