How you Evaluate & Appraise a Park?

Hi everyone,

              I'm wonder what;s the best method is to appaise a park, is it location , acreage land, number of of homes or all of the above.

I am sure population is also a data to consider. The park seems to be doing O.K as far as income , I dont know if the owner is exagerating this or not.The park is within 20 miles from a medium size city with 14 homes on a 1.6 acres, but the price is out

of logic, asking price is 485K. Locate in Noth Carolina.

Any advise from the experienced people?

Thank you.