Free Valuation Tool
Buyers don't see a single number — they see a range. The same NOI produces wildly different valuations depending on the cap rate a buyer applies. Enter your annual NOI and see the full spectrum instantly.
Net operating income — after all operating expenses, before debt service
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The Multiplier Effect
Improving your park's NOI doesn't just earn you more income — it multiplies into sale price. Every dollar of additional annual NOI is worth 1 ÷ cap rate at sale. At an 8% cap rate, $10,000 of additional NOI is worth $125,000 more when you sell. See the math on your specific situation.
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Why Location Changes Everything
Cap rates aren't universal. A $200,000 NOI park in coastal Florida trades at a different cap rate than the same park in rural Michigan. Select two markets and see how much location changes the value of identical income.
Understanding Cap Rates
A cap rate is not a feature of your park — it's a reflection of what buyers in your market are willing to pay for a dollar of income from a property like yours. It encodes risk, location, quality, and market demand all at once.
A buyer paying a 7% cap rate is saying: "I'm willing to accept a 7% annual return on my invested capital because this park is low-risk, in a strong market, and well-managed." A buyer paying a 12% cap rate is saying the opposite — higher return required because of higher perceived risk.
This is why cap rate is so important for sellers to understand. You don't control the cap rate a buyer applies — the market and your park's characteristics do. But you control many of the things that influence it: your documentation quality, your occupancy and rate trends, your compliance record, your infrastructure condition. Every factor that reduces a buyer's perceived risk compresses the cap rate they apply — and compression means a higher price for the same NOI.
What Moves Your Cap Rate
The calculator shows the math. A real conversation tells you what your specific park would trade at in today's market — which is a different question.