Happy Acres Resort
Established Campground & Lodging Resort – Pennsylvania Wilds
Marketing description
Campfire Capital Group is proud to present Happy Acres Resort, a large-scale, income-producing outdoor hospitality destination located in north-central Pennsylvania within the Pennsylvania Wilds / Pine Creek tourism corridor. The property features a diversified mix of RV sites, cabins, motel-style rooms, seasonal and permanent sites, supported by on-site amenities including a camp store, and recreational infrastructure. With over 20 years of ownership by the current operator and decades of continuous operation, Happy Acres represents a proven, cash-flowing asset offering immediate yield with clear, executable upside.
The property currently generates strong in-place income, with combined campground and food & beverage operations producing approximately $578K in stabilized 2025 NOI, equating to a high-single-digit cap rate at the current asking price. Existing rates remain below comparable properties in the market, providing room for continued rate optimization and yield management without reliance on major capital expenditure or occupancy expansion.
Happy Acres is a workforce-oriented, family-friendly campground that has been responsibly maintained and profitably operated over time. This is not a distressed asset and not a ground-up redevelopment opportunity. Operations support continued use as-is, with typical ownership maintenance and selective capital planning. Buyers seeking full modernization or heavy repositioning should underwrite improvements accordingly; however, the property is priced to reflect its current condition, operating history, and attractive going-in yield.
Amenities include a full-service camp store, on-site restaurant and ice cream parlor, swimming pool, playground, bathhouse facilities, laundry, propane, and a mix of organized and passive recreation areas. The restaurant and retail components function as amenity-driven businesses supporting guest experience and incremental NOI, with additional upside through improved hours, programming, and event-based demand.
The property includes approximately 11 additional acres suitable for future expansion, offering optionality for additional RV sites, cabins, glamping units, storage, or recreational amenities, subject to buyer plans and approvals.
Value-add opportunities include:
Rate optimization across RV sites, cabins, and specialty lodging
Expansion onto unused acreage to increase site count and revenue density
Incremental enhancement of higher-margin lodging and premium site offerings
Expanded events, programming, and ancillary revenue streams
Internet monetization and extended-stay optimization
Located near Little Pine State Park, the Pine Creek Rail Trail, and Pine Creek Gorge (“Pennsylvania Grand Canyon”), the property benefits from durable outdoor tourism demand and proximity to major Northeast drive-to markets. Operations are supported by established reservation systems, historical customer data, and a transferable website and digital presence.
This offering represents an opportunity to acquire a well-established campground with long-term ownership, meaningful in-place income, room for rate growth, and future expansion potential.
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Investment highlights
Strong In-Place Cash Flow – The property generates approximately $578K in stabilized 2025 NOI from combined campground and food & beverage operations, offering a high-single-digit going-in cap rate with conservative, executable upside.
Long-Term Ownership & Proven Operations – Owned and operated by the same family for 20+ years, with decades of continuous operation, an established customer base, and durable seasonal and repeat visitation.
Below-Market Rates with Clear Growth Runway – Existing RV, cabin, and lodging rates remain below comparable properties in the Pine Creek / Pennsylvania Wilds corridor, creating immediate opportunity for rate optimization and improved yield management without reliance on aggressive occupancy growth.
Diversified Revenue Streams – Income is supported by a broad mix of RV sites, cabins, motel-style rooms, seasonal and permanent sites, on-site restaurant and ice cream parlor, camp store, and ancillary guest services—reducing reliance on any single revenue source.
Robust Amenity Offering – Amenities include a full-service camp store, restaurant and ice cream parlor, swimming pool, playground, bathhouse facilities, laundry, propane, organized activities, and proximity to premier outdoor recreation assets.
Expansion Potential with Excess Acreage – The property includes approximately 11 acres of additional land suitable for future expansion, offering optionality to add RV sites, cabins, glamping units, storage, or recreational amenities, subject to buyer plans and approvals.
Multiple Executable Value-Add Opportunities, including:
Rate optimization across RV sites, cabins, and specialty lodging
Conversion of select sites into higher-yield or premium offerings
Expansion onto unused acreage to increase revenue density
Enhanced events, programming, and ancillary revenue streams
Internet monetization and extended-stay optimization
Established Drive-To Tourism Market – Located near Little Pine State Park, the Pine Creek Rail Trail, and Pine Creek Gorge (“Pennsylvania Grand Canyon”), benefiting from consistent regional tourism and strong demand from Northeast drive-to markets.
Potential Owner Financing for Qualified Buyers – Ownership may consider seller financing for well-capitalized groups with verifiable balance sheets and collateral. Example: $2M down, 5% interest, and a 10-year term.
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