Listed by Badger Peabody & Smith Realty
$1,800,000
Country Bumpkins Campground & Cabins
Details
Property Type Special Purpose
Sub Type Campground
Units 52
Beds 4
Cap Rate 7.70%
NOI $137,763
Tenancy Single
Acreage 3.500
Zoning General Use Route 3 (GU3)
Investment Type Owner/User
Ground Lease No
Sale Condition For sale by owner
Special Purpose | 7.70% CAP
Marketing description
Family owned and operated for 25 years, Country Bumpkins occupies the banks of the Pemigewasset River and Bog Brook at Exit 33 off I-93 — 2.5 hours from Boston, minutes from Loon Mountain, Franconia Notch, and the Kancamagus. The offering includes the campground, seven turnkey cabins with a linen program, a 4-bed/2-bath owner's residence with attached store and office, a barn with owned arcade, and a bathhouse with guest laundry — all on municipal water and sewer.
Investment highlights
- Nightly revenue rebuilt site-by-site from the sellers' occupancy ledgers — validates within 1% of reported cabin income
- 12 full-hookup RV sites (5 at 30/50-amp), 24 waterfront tent sites, riverfront glamping launched 2025
- 100% seasonal retention with a standing waitlist; 75% repeat cabin guests booking before public opening
- $52,000 of recent capital investment: Cabin 7 rebuild, amp upgrades, roof, panel, culverts
- Campground is a permitted use by right in Lincoln's General Use Route 3 (GU3) district — with zoning runway for lodging, restaurant, retail, and events
- Proven upside: developed glamping nearby rents to $210/night; season extension, events, and two owner-occupied units
Listing Contacts
Listed by Badger Peabody & Smith Realty
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Loan Amount
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Annual Debt Service
$--
$--
Annual Cash Flow
$137,763.00
$11,480.25/mo
Valuation Metrics
0
DSCR
7.65%
Cap Rate
7.65%
ROI
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