Pleasant Valley: mobile home park in Romulus, New York
Unofficial page — independent directory built from the New York state registry, updated July 2026.
Space available3 of 11 spaces reported vacant, July 2026
Run this park? Correct anything on this page free — no card, no account.
A 11-space mobile home park in Romulus, NY. County records put it on 1.7 acres.
Internet is a strength around here: about 100% of homes in town can get 100/20 Mbps service, much of it fiber. 3 of the 11 spaces are reported vacant at this manufactured home park — worth a call to the office while that's current. Everyday errands stay reasonably close: the essentials we mapped run 6–10 miles out.
- Size
- 11 spaces · 12th largest of 16 in Seneca County (median 22)
- Size vs the state
- Larger than about 19% of New York's registered parks
- Vacancies
- 3 reported
- Land
- 1.7 acres · about 6.5 lots per acre
- Rent nearby
- 2-bedroom fair market rent $1,169/mo (HUD FY 2026)
- Wildfire risk
- Higher than 5% of U.S. counties (USFS, county-wide)
- Tornadoes
- 1 recorded in Seneca County since 1950, strongest EF1 (NOAA)
- Water & sewer
- Municipal water and sewer (per the assessment roll)
- Nearest
- Grocery 5.6 mi · pharmacy 10 mi · clinic 5.7 mi
- School & ER
- Romulus Central School 0.7 mi · Geneva General Hospital (ER) 11 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 100% · gigabit 100%
- Neighborhood
- Median rent $1,200/mo · median income $78,000 · 11% 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
Romulus is a rural community about 20 miles southwest of Auburn (about 27,000 people). 7 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 have?
Pleasant Valley has 11 total spaces per the New York park registry (as of July 22, 2026), with 3 reported vacant.
Is this Pleasant Valley's official website or phone number?
No. This is Pleasant Valley'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?
5488 Route 96, Romulus, New York 14541, in Seneca County.
How much is lot rent at Pleasant Valley?
Pleasant Valley 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 Seneca County is $1,169/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?
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 Seneca County
| Park | Distance | Spaces | Vacant |
|---|---|---|---|
| Pleasant Valley II | ~0 mi | 12 | 1 |
| Long Meadow MHP | ~3.7 mi | 22 | 3 |
| Prospect Park | ~5.6 mi | 4 | 1 |
| Lakeview MHP LLC | ~5.7 mi | 14 | — |
| Finger Lakes | ~6.2 mi | 23 | 8 |
Park value estimate
The New York State assessment roll puts this park at $217,000 — about $20,000 per space. The median across 8 other assessed parks in the county is $25,000 per space, so this one sits in the bottom quarter of the county.
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 11-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 11-space park.
- RUBS calculator: split one master-meter water bill across 11 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 | 1596 |
|---|---|
| Registered with | New York State under Real Property Law §233 |
| Listed as | PLEASANT VALLEY |
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/seneca/pleasant-valley-1596