Pleasant Valley Estates: mobile home park in Sinclairville, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available3 of 13 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
This 13-space manufactured home park shows 3 vacancies on the books, so there's real room here rather than a waitlist. Expect a short drive for everyday needs — the mapped essentials sit 6–12 miles from the park. 100% of homes in the area report broadband at 100/20 Mbps or faster — one less worry for remote work.
- Size
- 13 spaces · 24th largest of 30 in Chautauqua County (median 23)
- Size vs the state
- Larger than about 23% of New York's registered parks
- Vacancies
- 3 reported
- Rent nearby
- 2-bedroom fair market rent $975/mo (HUD FY 2026)
- Wildfire risk
- Higher than 24% of U.S. counties (USFS, county-wide)
- Tornadoes
- 29 recorded in Chautauqua County since 1950, strongest F4 (NOAA)
- Nearest
- Grocery 6.2 mi · pharmacy 12 mi · clinic 11 mi
- School & ER
- Sinclairville Elementary School 0.6 mi · Upmc Chautauqua At Wca (ER) 12 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 93% · gigabit 93%
- Neighborhood
- Median rent $711/mo · median income $62,000 · 17% mobile homes
Distances are straight-line, so the drive is longer. Internet and neighborhood figures describe the surrounding town — and the rent benchmark, wildfire rank, and tornado count the wider county — not this park’s own lots. The fair market rent is apartment-style rent (HUD’s area benchmark), not this park’s lot rent. Rent limits are not legal advice.
Looking for the office number? Their Google Maps listing may have it →
Worth knowing
Sinclairville is a rural community about 10 miles north of Jamestown (about 29,000 people). 5 other registered parks lie within about 10 miles.
For residents
- Water billing: New York requires water and utility charges in a manufactured home park to be reasonably related to the actual cost of service, not a profit center (RPL §233(g)). Check the math free with the water submeter calculator.
- Paying rent: ask the park office how they take payment. Parks that run on Lot Sidekick hand residents clear, itemized rent and water bills.
- Thinking about moving here? What to ask a park before you rent a lot, and what lot rent covers and how it goes up.
Common questions
How many spaces does Pleasant Valley Estates have?
Pleasant Valley Estates has 13 total spaces per the New York park registry (as of July 22, 2026), with 3 reported vacant.
Is this Pleasant Valley Estates's official website or phone number?
No. This is Pleasant Valley Estates's page in the Lot Sidekick park directory, built from the state registry. We're independent of the park and can't take messages for it. The park office hasn't added a public contact here yet; if you own the park, claiming the page (free) lets you add one.
Where is Pleasant Valley Estates?
27 Main St., Sinclairville, New York 14782, in Chautauqua County.
How much is lot rent at Pleasant Valley Estates?
Pleasant Valley Estates doesn't publish its lot rent anywhere we could find, and we won't guess at a figure. Call the park office to ask. For scale: HUD's FY 2026 fair market rent for a 2-bedroom rental around Chautauqua County is $975/mo — that's apartment-style rent for the area, and lot rent (the ground under a home you own) usually runs well below it. If you run this park, you can add your real lot rent to this page for free.
How much can lot rent go up at Pleasant Valley Estates?
New York requires at least 90 days' written notice before a lot-rent increase, and any increase above 3% can be challenged in court as unjustified — with a 6% ceiling absent court-approved hardship relief (Real Property Law §§233(g), 233-b).
Nearby parks in Chautauqua County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Willow Brook Mobile Home Park | ~6.1 mi | 17 | 6 |
| Pine Acres MHC LLC | ~7 mi | 21 | — |
| Ulrich MHP | ~7 mi | 31 | 1 |
| Shores Acres MHP | ~10 mi | 19 | — |
| Wind View | ~10 mi | 12 | — |
Park value estimate
The county roll carries no assessed value for this park, so here's a comparison instead. Across 18 assessed parks in Chautauqua County the median works out to $26,000 per space. At 13 spaces that puts a comparable assessment somewhere around $342,000 — call it $182,000 to $488,000, which is the middle half of the county's range.
These are county assessments for tax purposes, not a market appraisal and not an asking price. A park's real value turns on its rent roll, its expenses and its utilities — none of which are in a public record.
Free tools
- Park value & profitability estimator: what a 13-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 New York cap applied to a 13-space park.
- RUBS calculator: split one master-meter water bill across 13 lots so the pennies add up exactly.
- Water submeter calculator: two meter reads in, an at-cost tenant bill out.
- Notice generator: a clean, printable rent-increase notice with the dates filled in.
- Rent receipt generator: a printable receipt for a cash, check, or money-order payment — two copies to a sheet.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Registry record
| State registry ID | 185 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | PLEASANT VALLEY ESTATES |
Data from official state registry that may be out of date.
Source: New York State manufactured home park registrations (data.ny.gov), as of July 22, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.
https://lotsidekick.com/parks/newyork/chautauqua/pleasant-valley-estates