Priced too high?

Am I crazy, or is this price just too high?

54 lots @ $150/month

100% occupied

No park owned homes

No manager

2 Wells, not sub metered

Owner also sells water to neighbor for extra income

Septic tanks

Dirt roads

rural setting

park pays garbage

Owner claims to gross $109k, and net $80k.

Asking price is $750,000, but told me that they would take $600,000 cash, or finance it for a little more.