How would you value this park

[Will G.]

Hi all,

I wold love some feedback valuation on a small park i am considering;

9 spaces on 4.25 acres outside city limits, 

3 tenant owned homes with lot rent @ $160(below current market of $250)

3 park owned singlewide homes @$500

1 park owned doublewide@ $650

2 park owned singles that are vacant and terrible condition

Monthly gross is $2630 currently

Tenants pay water via seperate meters and on septic

Is there a standardized expense ratio for the lot only rents?

Thanks