Is there a formula to calculate how much per lot in a park when negotiating

Looking at a park with 22 spaces 5 occupied with park owned dated trailers. There is a lot of clean up , with trees & driveway work needed. Also 6-10 unoccupied & outdated trailers would have to be removed. Looks like a lot of expense from the start. I’m guessing
40-50 grand .

With that being said what is the best way to figure a starting bid ?

Any advice will help


Most commercial appraisals start with market income income. Then make adjustments for deferred maintenance, removal of old trailers, etc.