How do I evaluate a deal in a Mobile Home Park?

[Adrian Smude]

I received a call today from a very motivated seller in a trailer park.  He needs to move by the 5th and owns his double wide out right with no liens.  The monthly lot fees are $450 and the mobile home is a 1982.  I was quickly thinking terms, but he said the park does not allow that.  How do I evaluate the value?  I cannot find the lot anywhere online because most sources (property appeaser, zillow, etc) just list the park.  I have not yet done anything in this situation so I'm trying to get as much homework done before approaching a potential partner to split the deal IF there is a deal.  Looking for all direction and advice, Thanks!