How much should I offer for this MHP??

[Lonnie Millsaps]

I'm wanting to buy a the MHP seen here

https://www.google.com/maps/place/117+Mountain+Ash...

its a 19 pad park with 12 POH and 7 lot rent only the rent is 480 and the lot rent is 180,Im willing to offer the owner 180,000 cash is this too much??? theres a tenant who receives free rent for working on the POH and mowing,I live 10 miles from this and I want it badly but I haven't ask the owner if he would sell it to me yet heres the loopnet page on it

http://www.loopnet.com/Property-Record/JENNINGS-RD...

This would be my first MHP and my only one as I just want 1 let me know what you guys think about the 180 offer and any tips,Ill post additional pics of park below

I haven't even cold called the owner to discuss him selling it yet so he may not even sell but I want it want it lol any advice and tips would be greatly appreciated