If it is making $6K/month gross profit (after operating expense but before owner salary), then it could worth $60-70K easily. Maybe a lot more, depending on how much work is required to maintain it and how badly the buyer wants it. And of course, investment buyers value things differently than an owner-operator buyer does.
Generally, think "two years net profit" (after all expenses including your salary) and you are not too far away from the fair price range. Maybe more, maybe less, depending on other factors and the negotiation skills of the people involved.
Or alternately, look at it this way: If you are going to hire some else to do the work with similar effort/results, how much is left as pure profit. Multiply that by 3 and then minus out the cost of risks involved (revenue could drop because of changing environment, bad new management/operator, new competition, changing economics, etc).