Bigfoot Acres Mobile and RV Park 11425 Upper Applegate Rd 23 Unit Mobile Home Park $2,440,322 CAD ($106,101 CAD/Unit) 12.56% Cap Rate Jacksonville, OR 97530

Bigfoot Acres is a stabilized, cash-flowing mobile home and RV park on 10.19 acres in Southern Oregon's scenic Applegate Valley — near the Applegate River, on the daily route to Applegate Lake and the Applegate Valley Wine Trail, and about 25 minutes from Medford. The property includes 23 income-producing spaces across three tenancy types: 13 park-owned manufactured homes, 5 stick-built residences, and 5 full-hookup RV pads, with manufactured and stick-built units separately metered and on-site management in place.
Recent tenant turnover has moved in-place rents substantially into line with current market levels, producing $25,077 in monthly scheduled income ($300,924 annualized) as of April 2026. Twenty of the 23 spaces are leased and current, with three in transition under a seller-funded RV-pad conversion now underway. One legacy tenant (#17B) remains modestly below market — incremental upside on turnover, not a figure the pricing relies on.
A seller-funded value-add is in progress: at his own cost, the seller is removing the park's two oldest manufactured homes (spaces #11 and #14) and replacing them with four full-hookup RV pads, taking the park to 25 spaces, adding roughly $5,600 in annual scheduled income that transfers to the buyer, and retiring the two most maintenance-intensive units in the community.
Financial performance has strengthened year over year. Actual NOI was $197,887 in 2024 — a transitional year of elevated turnover and repositioning spend — and $219,855 in 2025, the first fully stabilized year, an 11.1% gain. At the $1,750,000 offering price, 2025 actual NOI produces a 12.6% trailing cap rate. A fully-loaded institutional pro forma — incorporating 5% management, a 3% replacement reserve, and full property insurance — produces approximately $202,598 NOI, or a ~11.6% cap. Both the owner-operator and fully-loaded views are presented line-for-line in the Offering Memorandum so a buyer can underwrite to either basis.
Insurability — the variable that most often stalls older rural-Oregon parks — is already addressed. The seller has placed full traditional property coverage on the park through an A-rated carrier, and the Oregon FAIR Plan path also remains open to a buyer at closing, giving more than one confirmed route to bind coverage on a community of this vintage.
Infrastructure has been meaningfully upgraded: six septic systems (all pumped in 2023), two productive wells with all-new pressure tanks and a replumbed main line, and a 5,000-gallon holding tank upsized by the current owner with future expansion in mind. A large on-site shop offers functional utility for park operations with potential for adaptive use. No near-term water or septic capital is anticipated in the current configuration. In preliminary conversations with Jackson County, the seller was advised the site could physically accommodate up to 10 additional MH spaces or up to 20 additional RV spaces; whether water and septic can support a given expansion would be settled through the County's conditional use permit process, with septic capacity a DEQ determination. No entitlements are in place — genuine optionality, not committed value.
A complete diligence set — rent roll, leases, financials, and the well and septic record — is available to qualified buyers under contract.
Please call the listing agent for additional details. Do not disturb tenants. Showings by appointment only with 24-hour notice; no entry to units without an offer in place. See the documents section for income and expense statements, the current rent roll, unit details, and well and septic information. Buyer to conduct independent due diligence as to intended use, condition, and expansion potential.