Wells Creek RV Park
A 188-Site RV Park on ±84 Acres in Middle Tennessee
Marketing description
Wells Creek RV Park presents an opportunity for new ownership to acquire a large-scale, infrastructure-complete RV park and workforce housing asset in Erin, Tennessee. The property consists of approximately 84 acres with 188 full-hookup RV sites, internal roadways, full utilities, and high-speed fiber already in place. Unlike a typical ground-up development or raw land acquisition, Wells Creek offers an existing operating platform with the major horizontal infrastructure already completed.
The park has historically operated as a workforce housing RV community, serving regional utility, construction, and infrastructure-related demand. The asset generated approximately $906,623 in revenue in 2025 and approximately $1.15 million in total income for the T-12 period ending March 31, 2026. Current operations are producing limited NOI, largely due to the existing expense structure, utility load, and management fee burden, creating a clear path for a new operator to improve performance through expense control, rent growth, occupancy recovery, and a more efficient management model.
The property is currently positioned below nearby monthly rent comps, with occupied sites generally rented at $600/month. Market data supports potential rent upside toward the $650–$750+ per month range over time, depending on occupancy, utility structure, and tenant mix. The park also has the ability to introduce a more balanced monthly, weekly, and transient model, with nearby transient comps supporting full-hookup nightly rates generally in the $45–$75/night range.
Wells Creek benefits from a strategic Middle Tennessee location along TN-13, approximately 35 minutes from either Dickson or Clarksville/Fort Campbell, and roughly 1.5 hours from Nashville. The property is also within regional reach of Kentucky Lake and Land Between the Lakes, giving ownership the flexibility to pursue both workforce and recreational demand.
With completed infrastructure, existing income, below-market rents, and multiple potential use cases, Wells Creek offers a compelling value-add opportunity for an owner-operator or investor seeking a large-scale RV platform with operational upside and long-term real estate optionality.
Investment highlights
- 188 full-hookup RV sites on approximately 84 acres in Erin, Tennessee.
- Infrastructure-complete asset with roads, pads, electric, water, sewer, and high-speed fiber already in place.
- Significant replacement-cost advantage compared to raw land or new RV park development.
- Existing revenue history, with approximately $906,623 in 2025 revenue and approximately $1.15 million in T-12 income ending March 31, 2026.
- Below-market rent position, with occupied sites generally rented at $600/month and market comps supporting potential upside toward $650–$750+ per month.
- Operational upside through occupancy growth, rent increases, expense normalization, utility recovery, and a more efficient management structure.
- Flexible revenue model with the ability to serve monthly, workforce, weekly, and transient RV demand.
- Transient upside potential, with nearby full-hookup RV comps supporting nightly rates generally in the $45–$75/night range.
- Strategic Middle Tennessee location along TN-13 with access to Dickson, Clarksville/Fort Campbell, Nashville, and the Kentucky Lake region.
- Workforce and recreation demand drivers, allowing the property to operate beyond a single tenant profile.
- Large land footprint creates future optionality for continued RV operations, recreational repositioning, contractor/industrial staging, build-to-rent, cottage-style development, or a hybrid strategy.
- Scalable opportunity for an owner-operator or investor to acquire a large existing platform and improve NOI through hands-on operations.
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