Hattiesburg / Okatoma River KOA
Hattiesburg KOA | 7.70% CAP | 86 Units
Marketing description
Presented herein is a rare opportunity to acquire Hattiesburg / Okatoma River KOA, a fully operational, 5-star rated Kampgrounds of America (KOA) resort — one of the most decorated and operationally refined parks within the KOA system's network of over 500 locations across North America. This destination-class property ranks 20th out of approximately 500 KOA parks in customer service, as measured by KOA's Net Promoter Score (NPS) system — placing it firmly in the top 4% of all KOA campgrounds system-wide for guest satisfaction. Backed by a loyal, repeat guest base and a proven operational track record, this asset delivers the kind of consistent, recurring income that income-focused investors seek in the outdoor hospitality sector.
The property spans 60 total acres, with 20 acres developed into a fully amenitized resort campus offering 71 RV sites, 9 cabins, which include a duplex, a cottage, and 4 deluxe tent and 2 van sites — 86 income-producing units in all. An additional 10 acres of expansion land is included, providing a clear runway for future site additions, glamping development, or ancillary revenue buildout. The property has been substantially upgraded since its 2020 acquisition, with new electrical pedestals (individually metered), a 250,000 pool house, renovated bathhouses and laundry facilities, a new commercial playground, and four added RV sites — meaning a new owner steps into a significantly improved physical plant with major capital expenditures already absorbed.
The resort is fully equipped with a deep amenity package designed to drive longer stays, repeat bookings, and strong per-guest spend: two bathhouses, two laundry facilities with new equipment, a general store, pool and pool house, dog park with washing station, fishing, disc golf, an outdoor pavilion and kitchen, EV charging station, propane sales, and a basketball court. This breadth of on-site programming positions the property well above the regional competitive set, increases average length of stay, and directly supports the revenue consistency that underpins long-term asset value — exactly what today's institutional and owner-operator buyers are underwriting for.
Investment highlights
- **Top-Ranked KOA Asset** — Ranked #20 out of 500+ KOA campgrounds nationally for customer service, placing this park in the top 4% system-wide. The KOA brand drives built-in demand, national reservation platform visibility, and a loyal repeat guest base that independent parks cannot replicate. Additionally, the property is highly regarded within the RV community, holding a 4.7/5.0 Google rating, a 9.2/10 RV Life rating, and has been recognized as an Icon Award winner.
- **86 Income-Producing Units Across Multiple Asset Classes** — The park generates revenue across 71 RV sites, 9 cabins which include a duplex and cottage, tent and van sites, and ancillary income streams including a general store, propane sales, and EV charging — diversifying income beyond a single site type and reducing occupancy risk.
- **Consistent, Recurring Revenue with Immediate Value-Add Upside** — The property produces stable seasonal income with identifiable upside: an owner-occupied cottage (3,300/mo market value), an employee duplex (1,500/mo market value), and a below-market long-term cabin tenant — representing over 50,000 in additional annualized revenue available to a new owner.
- **Turn-Key Asset — Major CapEx Already Done** — Since 2020, ownership has invested heavily into the physical plant: new individually metered electrical pedestals, a 250,000 pool house, renovated bathhouses, new commercial laundry equipment, and a commercial-grade playground. A buyer steps in with no immediate capital reinvestment required.
- **10 Acres of Expansion Land Included** — Only 20 of the 60 total acres are currently developed. The additional 10 acres of expansion-ready land provides a direct path to add glamping units, additional RV sites, or group event facilities — a significant embedded growth opportunity at no additional land cost.
- **Attractive Entry Price in a High-Demand Sector** — Offered at 3,850,000 (45,833/site), this asset is priced competitively for a franchised, 5-star KOA with a full amenity package. Comparable KOA Holiday transactions nationally are trading in the 40,000–55,000 per site range, and the subject property's elite brand ranking supports pricing at the upper end of that spectrum.
Owners will seller finance with 35-40% down, 3-5 year term. 5% interest rate 30 year amortization.
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