106 Comfort Ln · Northampton, PA 18067

$99,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 40 Days on market

Built 2016 1,500 sqft lot $95/sqft · 75% above area $645/mo HOA · 36% of rent

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 2 full bathroom, double-wide home on a corner lot in the peaceful, serene community of Whispering Hollow is just anxiously awaiting its new owner! Upon entry you're greeted by the open concept family room/dining room combination equipped with a wood burning fireplace (w/ electric insert) and lots of natural light. Just off the dining room is the modern kitchen featuring updated appliances, breakfast bar area, skylight, and ample cabinet and counter space. Down the hall is where you'll find the guest bedroom or office and full bathroom, and at the end of the home is where you'll find the primary bedroom complete with an ensuite bathroom with walk-in shower and large linen closet. Laundry/mudroom area off the kitchen as well. Additional interior features include propane forced air heat, central AC, brand new microwave and brand new water heater. You'll love enjoying your morning cup of coffee or unwinding at days end on your covered, low-maintenance composite deck, complete with light-filtering shades. Large patio area ideal for grilling and utility shed for all your outdoor items. 2-car driveway parking, newly installed gutter guards and mature landscaping, too! Monthly lot rent of $645 includes trash and road maintenance (water/sewer billed based on usage). Community allows 1 dog ($10 extra per month) and 2 indoor cats. Located in Northampton school district. Manufactured homes in this condition often sell quickly, so don't delay - see it today!

Key facts

• Laundry mudroom area
• Modern kitchen
• Skylight

Tags

• CORNER LOT
• OPEN CONCEPT FAMILY ROOM
• MODERN KITCHEN
• BREAKFAST BAR AREA
• SKYLIGHT
• LAUNDRY MUDROOM AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.1% in Northampton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#226 in PA, #1,961 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northampton Area SD (suburban): math 47% / reading 54% proficiency, ranked #153 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 98 active listings in the ZIP; solid renter incomes; 567 units permitted in Northampton County in 2024 (151 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.80% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 4.6

CMA / ARV

• ARV (median comp): $57,022
• List price: $99,900
• Delta: 75.20%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Easy St	0.07mi	3/1.0 (+1)	1,050 (-1%)	7mo	$57,000	$54	80

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-11,273
• Equity at exit: $14,895

10-year hold

• IRR: -6.7%
• Equity multiple: 0.62×
• Total profit: $-10,556
• Equity at exit: $8,638

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18067

• Rents YoY: 1.3%
• Active inventory: 98
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$42
• HOA: −$645
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $119

Break-even live

Break-even rent $1,647

Max offer price $99,900

Occupancy floor 88%

Sensitivity live

Price	-10% $175	-5% $147	+0% $119	+5% $91	+10% $62
Rent	-10% $-23	-5% $48	+0% $119	+5% $190	+10% $261
Rate	-1.0pp $169	-0.5pp $144	base $119	+0.5pp $93	+1.0pp $67

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $645 · $7,740/yr
• Likely covers: watersewertrashelectriclandscaping

Listing history 15 events

1. 2026-05-11
   status Pending 1485-char remark

   Show marketing remark (1485 chars)

   This 2 bedroom, 2 full bathroom, double-wide home on a corner lot in the peaceful, serene community of Whispering Hollow is just anxiously awaiting its new owner! Upon entry you're greeted by the open concept family room/dining room combination equipped with a wood burning fireplace (w/ electric insert) and lots of natural light. Just off the dining room is the modern kitchen featuring updated appliances, breakfast bar area, skylight, and ample cabinet and counter space. Down the hall is where you'll find the guest bedroom or office and full bathroom, and at the end of the home is where you'll find the primary bedroom complete with an ensuite bathroom with walk-in shower and large linen closet. Laundry/mudroom area off the kitchen as well. Additional interior features include propane forced air heat, central AC, brand new microwave and brand new water heater. You'll love enjoying your morning cup of coffee or unwinding at days end on your covered, low-maintenance composite deck, complete with light-filtering shades. Large patio area ideal for grilling and utility shed for all your outdoor items. 2-car driveway parking, newly installed gutter guards and mature landscaping, too! Monthly lot rent of $645 includes trash and road maintenance (water/sewer billed based on usage). Community allows 1 dog ($10 extra per month) and 2 indoor cats. Located in Northampton school district. Manufactured homes in this condition often sell quickly, so don't delay - see it today!

2. 2026-04-22
   price $99,900 1485-char remark

   Show marketing remark (1485 chars)

   This 2 bedroom, 2 full bathroom, double-wide home on a corner lot in the peaceful, serene community of Whispering Hollow is just anxiously awaiting its new owner! Upon entry you're greeted by the open concept family room/dining room combination equipped with a wood burning fireplace (w/ electric insert) and lots of natural light. Just off the dining room is the modern kitchen featuring updated appliances, breakfast bar area, skylight, and ample cabinet and counter space. Down the hall is where you'll find the guest bedroom or office and full bathroom, and at the end of the home is where you'll find the primary bedroom complete with an ensuite bathroom with walk-in shower and large linen closet. Laundry/mudroom area off the kitchen as well. Additional interior features include propane forced air heat, central AC, brand new microwave and brand new water heater. You'll love enjoying your morning cup of coffee or unwinding at days end on your covered, low-maintenance composite deck, complete with light-filtering shades. Large patio area ideal for grilling and utility shed for all your outdoor items. 2-car driveway parking, newly installed gutter guards and mature landscaping, too! Monthly lot rent of $645 includes trash and road maintenance (water/sewer billed based on usage). Community allows 1 dog ($10 extra per month) and 2 indoor cats. Located in Northampton school district. Manufactured homes in this condition often sell quickly, so don't delay - see it today!

3. 2026-04-01
   listed $104,900 Active 1485-char remark

   Show marketing remark (1485 chars)

   This 2 bedroom, 2 full bathroom, double-wide home on a corner lot in the peaceful, serene community of Whispering Hollow is just anxiously awaiting its new owner! Upon entry you're greeted by the open concept family room/dining room combination equipped with a wood burning fireplace (w/ electric insert) and lots of natural light. Just off the dining room is the modern kitchen featuring updated appliances, breakfast bar area, skylight, and ample cabinet and counter space. Down the hall is where you'll find the guest bedroom or office and full bathroom, and at the end of the home is where you'll find the primary bedroom complete with an ensuite bathroom with walk-in shower and large linen closet. Laundry/mudroom area off the kitchen as well. Additional interior features include propane forced air heat, central AC, brand new microwave and brand new water heater. You'll love enjoying your morning cup of coffee or unwinding at days end on your covered, low-maintenance composite deck, complete with light-filtering shades. Large patio area ideal for grilling and utility shed for all your outdoor items. 2-car driveway parking, newly installed gutter guards and mature landscaping, too! Monthly lot rent of $645 includes trash and road maintenance (water/sewer billed based on usage). Community allows 1 dog ($10 extra per month) and 2 indoor cats. Located in Northampton school district. Manufactured homes in this condition often sell quickly, so don't delay - see it today!

4. 2024-02-29
   soldstatus $88,000 Sold 1079-char remark

   Show marketing remark (1079 chars)

   Immaculate 8 yrs young mobile home on a landscaped corner lot tucked in surrounding hills in Whispering Hollow M H Community. Conveniently located near park entrance and mailboxes. Relax in this serene setting on your private covered porch or patio. Bright open concept with skylights throughout and a fireplace in the living room. Beautifully designed kitchen with plenty of counter space, full appliances, and eat at bar. Laundry and mudroom right off kitchen with exit to back stairs. Dining area has full views with many windows to enjoy the outside. Master bedroom suite complete with double closets and large bathroom with spacious countertop, easy access standup shower, and linen closet. Second bedroom is across from the full bath with full tub. Central air and one-level living. Paved off street parking for 2 vehicles and storage shed. Lot rent also includes trash and snow removal. Buyers must apply & be approved by park for clean criminal & credit check for occupancy. 1 dog (limited breeds) & 2 cat policy. Listing agent is related to the seller.

5. 2024-02-08
   status Pending 1079-char remark

   Show marketing remark (1079 chars)

   Immaculate 8 yrs young mobile home on a landscaped corner lot tucked in surrounding hills in Whispering Hollow M H Community. Conveniently located near park entrance and mailboxes. Relax in this serene setting on your private covered porch or patio. Bright open concept with skylights throughout and a fireplace in the living room. Beautifully designed kitchen with plenty of counter space, full appliances, and eat at bar. Laundry and mudroom right off kitchen with exit to back stairs. Dining area has full views with many windows to enjoy the outside. Master bedroom suite complete with double closets and large bathroom with spacious countertop, easy access standup shower, and linen closet. Second bedroom is across from the full bath with full tub. Central air and one-level living. Paved off street parking for 2 vehicles and storage shed. Lot rent also includes trash and snow removal. Buyers must apply & be approved by park for clean criminal & credit check for occupancy. 1 dog (limited breeds) & 2 cat policy. Listing agent is related to the seller.

6. 2024-02-02
   listed $90,000 Active 1079-char remark

   Show marketing remark (1079 chars)

   Immaculate 8 yrs young mobile home on a landscaped corner lot tucked in surrounding hills in Whispering Hollow M H Community. Conveniently located near park entrance and mailboxes. Relax in this serene setting on your private covered porch or patio. Bright open concept with skylights throughout and a fireplace in the living room. Beautifully designed kitchen with plenty of counter space, full appliances, and eat at bar. Laundry and mudroom right off kitchen with exit to back stairs. Dining area has full views with many windows to enjoy the outside. Master bedroom suite complete with double closets and large bathroom with spacious countertop, easy access standup shower, and linen closet. Second bedroom is across from the full bath with full tub. Central air and one-level living. Paved off street parking for 2 vehicles and storage shed. Lot rent also includes trash and snow removal. Buyers must apply & be approved by park for clean criminal & credit check for occupancy. 1 dog (limited breeds) & 2 cat policy. Listing agent is related to the seller.

7. 2019-06-21
   soldstatus $55,900 Sold
8. 2019-05-14
   status Pending
9. 2019-04-16
   listed $60,000 Active
10. 2005-12-21
    historical
11. 2005-11-15
    listed $36,900
12. 2005-11-10
    historical
13. 2005-10-10
    historical
14. 2005-10-09
    listed $36,900
15. 2005-06-09
    listed $39,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,085 · $90/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: +$247/yr (+$21/mo · 22.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,567
• − Mortgage interest: −$5,596
• − Property taxes: −$1,085
• − Insurance: −$500
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$7,740
• − Depreciation: −$2,906
• Taxable income: $289
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,357/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Northampton Area SD
• NCES district ID: 4217370
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $62,326
• Composite: 44.35/100
• National rank: #2822
• State rank: #153 of 539 in PA

Livability — Northampton

• Score: 80/100
• State rank: #226
• US rank: #1961

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Northampton County · 236,814 people
• City population: 19,590
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 19,590
• Household income: $93,652
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 326.0

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 312,227 people
• By 2030: 314,769 · +0.8%
• By 2040: 316,914 · +1.5%
• By 2050: 318,037 · +1.9%
• By 2075: 334,003 · +7.0%
• By 2100: 344,696 · +10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Polish 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Northampton

• 2024 margin: Toss-up / Even · D 48.6% · R 50.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 12.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.7 2016: R+3.8 2012: D+4.6 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.11%
• Current HPI: 222.3606
• Rent YoY: ▲ 1.28%
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+150.4% since first listed

15 events — show timeline

• 2026-05-11 Pending — GLVRMLS
• 2026-04-22 Price Changed $99,900 GLVRMLS
• 2026-04-01 Listed $104,900 GLVRMLS
• 2024-02-29 Sold (MLS) $88,000 GLVRMLS
• 2024-02-08 Pending — GLVRMLS
• 2024-02-02 Listed $90,000 GLVRMLS
• 2019-06-21 Sold (MLS) $55,900 GLVRMLS
• 2019-05-14 Pending — GLVRMLS
• 2019-04-16 Listed $60,000 GLVRMLS
• 2005-12-21 Listing Removed — GLVRMLS
• 2005-11-15 Listed $36,900 GLVRMLS
• 2005-11-10 Listing Removed — GLVRMLS
• 2005-10-10 Listing Removed — GLVRMLS
• 2005-10-09 Listed $36,900 GLVRMLS
• 2005-06-09 Listed $39,900 GLVRMLS

Property tax history

+0.8%/yr

Latest (2026): $1,085 · +3.1% YoY. Source: county tax records.