Ton D Lou: mobile home park in Tupper Lake, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available1 of 7 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 7-space mobile home park in Tupper Lake, NY. County records put it on 1.2 acres.
Expect a short drive for everyday needs — the mapped essentials sit 0–1 miles from the park. 100% of homes in the area report broadband at 100/20 Mbps or faster — one less worry for remote work. This 7-space manufactured home park shows 1 vacancies on the books, so there's real room here rather than a waitlist.
- Size
- 7 spaces · 8th largest of 9 in Franklin County (median 19)
- Size vs the state
- Larger than about 11% of New York's registered parks
- Vacancies
- 1 reported
- Land
- 1.2 acres · about 5.8 lots per acre
- Rent nearby
- 2-bedroom fair market rent $1,044/mo (HUD FY 2026)
- Wildfire risk
- Higher than 7% of U.S. counties (USFS, county-wide)
- Tornadoes
- 2 recorded in Franklin County since 1950, strongest F1 (NOAA)
- Water & sewer
- Municipal water and sewer (per the assessment roll)
- Nearest
- Grocery 0.3 mi · pharmacy 0.5 mi · clinic 0.8 mi
- School & ER
- Tupper Lake Middle-High School 0.4 mi · Adirondack Medical Center - Saranac Lake (ER) 18 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 23% · gigabit 23%
- Neighborhood
- Median rent $683/mo · median income $61,000 · 5% 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
Tupper Lake is a rural community about 20 miles southwest of Saranac Lake (about 5,000 people). This is the only registered park for roughly 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 Ton D Lou have?
Ton D Lou has 7 total spaces per the New York park registry (as of July 22, 2026), with 1 reported vacant.
Is this Ton D Lou's official website or phone number?
No. This is Ton D Lou'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 Ton D Lou?
60 Pleasant Ave, Tupper Lake, New York 12986, in Franklin County.
How much is lot rent at Ton D Lou?
Ton D Lou 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 Franklin County is $1,044/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 Ton D Lou?
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 Franklin County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Rivers Development Properties LLC | ~31 mi | 19 | — |
| Countryside Community Mobile Park Inc | ~42 mi | 65 | 3 |
| Cedars Mobile Home Park | ~45 mi | 15 | — |
| Birchwood Acres | ~47 mi | 12 | 1 |
| Benore's Trailer Park | ~48 mi | 7 | 2 |
Park value estimate
The New York State assessment roll puts this park at $76,000 — about $11,000 per space.
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 7-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 7-space park.
- RUBS calculator: split one master-meter water bill across 7 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 | 2196 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | TON D LOU |
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/franklin/ton-d-lou