26 Cooper Rd #411 · Arlington, NY 12603

$107,500

1 bd · 1.0 ba · 900 sqft · Condo · 121 Days on market

Built 1985 Good condition $119/sqft · 8% above area Est $99k · 8% over $686/mo HOA · 37% of rent ↓ 8% since listing

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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 +15.1/30.0
• 1% rule +10.0/10.0
• Schools +6.3/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• ARV discount +3.8/15.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to High View Estates! This spacious 1-bedroom, 1-bath end-unit co-op offers approximately 900 square feet of comfortable living with beautiful wood floors and natural light pouring in throughout. Step inside to a bright and inviting layout featuring an eat-in kitchen with stainless steel appliances, plus a dining area conveniently located just off the kitchen—perfect for everyday meals or entertaining. The large living room provides plenty of space to relax and unwind. The generously sized bedroom includes ample closet storage, creating a true retreat at the end of the day. Enjoy all the community amenities High View Estates has to offer, including a playground and pool. Ideally located close to major highways, shopping, dining, and more—this home combines comfort, convenience, and lifestyle all in one. Don’t miss this wonderful opportunity! HOAs include water, sewer, trash, taxes, common area maintenance, snow removal and use of the pool and playground.

Key facts

• Community amenities
• Eat-in kitchen
• Pool

Tags

• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• COMMUNITY AMENITIES
• PLAYGROUND
• POOL
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $108k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($426/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#41 in NY, #647 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: schools C-, cost of living C-.
• Arlington Central School District (suburban): math 77% / reading 65% proficiency, ranked #106 of 590 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 209 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 4.8

CMA / ARV

• ARV (median comp): $99,284
• List price: $107,500
• Delta: 8.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-16,627
• Equity at exit: $16,029

10-year hold

• IRR: -10.2%
• Equity multiple: 0.42×
• Total profit: $-17,452
• Equity at exit: $9,295

Cash invested: $30,100 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 12603

• Rents YoY: 2.0%
• Active inventory: 209
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$564
• Tax est. 1.5%: −$134 /mo · $1,612/yr
• Insurance: −$45
• HOA: −$686
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $36

Break-even live

Break-even rent $1,809

Max offer price $107,500

Occupancy floor 93%

Sensitivity live

Price	-10% $110	-5% $73	+0% $36	+5% $-2	+10% $-39
Rent	-10% $-111	-5% $-38	+0% $36	+5% $109	+10% $182
Rate	-1.0pp $90	-0.5pp $63	base $36	+0.5pp $8	+1.0pp $-21

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Van Wagner Rd Poughkeepsie, NY	1.0–2.0	1.0	800	$1,890	$2.36	14d	1	0.16mi
6 Jackman Dr Arlington, NY	1.0–2.0	1.0	790	$1,805	$2.28	14d	1	0.58mi
826 Main St Unit 1 Arlington, NY	—	2.0	1000	$1,850	$1.85	44d	1	0.72mi
11 Manchester Rd Poughkeepsie, NY	1.0	1.0	900	$1,500	$1.67	44d	1	0.72mi
2 Raymond Ave Unit 3C Poughkeepsie, NY	1.0	1.0	900	$1,995	$2.22	44d	1	0.79mi
761 Main St Unit 3E Arlington, NY	2.0	1.0	1083	$1,700	$1.57	14d	1	0.82mi
766 Main St Unit 2 Poughkeepsie, NY	1.0	1.0	745	$1,860	$2.50	44d	1	0.84mi
16 Boulevard Knls Poughkeepsie, NY	2.0	1.0	975	$2,300	$2.36	14d	1	0.91mi
472 Maple St Poughkeepsie, NY	2.0	1.0	755	$1,925	$2.55	14d	2	1.05mi
10 Worrall Ave Unit 2 Poughkeepsie, NY	2.0	1.0	1000	$1,800	$1.80	44d	1	1.06mi
21 Jewett Ave Unit 1 Poughkeepsie, NY	2.0	1.0	912	$1,700	$1.86	24d	1	1.12mi
319 Mansion St Unit 1 Poughkeepsie, NY	2.0	1.0	1000	$1,700	$1.70	14d	1	1.16mi
32 Fountain Pl Unit 2 Poughkeepsie, NY	1.0	1.0	1100	$1,875	$1.70	44d	1	1.18mi
564 Main St Unit 2A Poughkeepsie, NY	2.0	1.0	605	$1,850	$3.06	44d	1	1.26mi
562 Main St Unit 3C Poughkeepsie, NY	2.0	1.0	617	$1,800	$2.92	14d	1	1.27mi
23 May St Poughkeepsie, NY	2.0	1.0	824	$2,000	$2.43	44d	1	1.35mi
20 S White St #2 Poughkeepsie, NY	2.0	1.0	778	$1,750	$2.25	44d	1	1.36mi
8 Fox Ter Unit 3 Poughkeepsie, NY	1.0	1.0	1000	$1,630	$1.63	44d	1	1.40mi
131 N Clinton St Poughkeepsie, NY	2.0	1.0	1050	$1,350	$1.29	14d	1	1.42mi
157 N Clinton St Unit B Poughkeepsie, NY	2.0	1.0	900	$2,100	$2.33	44d	1	1.43mi
78 N Clinton St Apt 1 Poughkeepsie, NY	2.0	1.0	750	$2,000	$2.67	44d	1	1.44mi

HOA detail condo

• Monthly dues: $686 · $8,232/yr
• Likely covers: watersewertrashsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $107,500 Active 121 DOM
2. 2026-06-17
   days on market $107,500 Active 120 DOM
3. 2026-06-16
   days on market $107,500 Active 119 DOM
4. 2026-06-15
   days on market $107,500 Active 118 DOM
5. 2026-06-14
   pricedays on market $107,500 Active 116 DOM
6. 2026-06-10
   days on market $115,000 Active 113 DOM
7. 2026-06-09
   days on market $115,000 Active 112 DOM
8. 2026-06-08
   days on market $115,000 Active 111 DOM
9. 2026-06-07
   days on market $115,000 Active 110 DOM
10. 2026-06-03
    days on market $115,000 Active 106 DOM
11. 2026-06-02
    days on market $115,000 Active 105 DOM
12. 2026-06-01
    days on market $115,000 Active 104 DOM
13. 2026-05-31
    days on market $115,000 Active 103 DOM
14. 2026-05-30
    days on market $115,000 Active 102 DOM
15. 2026-04-25
    price $115,000 994-char remark

    Show marketing remark (994 chars)

    Welcome to High View Estates! This spacious 1-bedroom, 1-bath end-unit co-op offers approximately 900 square feet of comfortable living with beautiful wood floors and natural light pouring in throughout. Step inside to a bright and inviting layout featuring an eat-in kitchen with stainless steel appliances, plus a dining area conveniently located just off the kitchen—perfect for everyday meals or entertaining. The large living room provides plenty of space to relax and unwind. The generously sized bedroom includes ample closet storage, creating a true retreat at the end of the day. Enjoy all the community amenities High View Estates has to offer, including a playground and pool. Ideally located close to major highways, shopping, dining, and more—this home combines comfort, convenience, and lifestyle all in one. Don’t miss this wonderful opportunity! HOAs include water, sewer, trash, taxes, common area maintenance, snow removal and use of the pool and playground.

16. 2026-02-16
    listed $125,000 Active 994-char remark

    Show marketing remark (994 chars)

    Welcome to High View Estates! This spacious 1-bedroom, 1-bath end-unit co-op offers approximately 900 square feet of comfortable living with beautiful wood floors and natural light pouring in throughout. Step inside to a bright and inviting layout featuring an eat-in kitchen with stainless steel appliances, plus a dining area conveniently located just off the kitchen—perfect for everyday meals or entertaining. The large living room provides plenty of space to relax and unwind. The generously sized bedroom includes ample closet storage, creating a true retreat at the end of the day. Enjoy all the community amenities High View Estates has to offer, including a playground and pool. Ideally located close to major highways, shopping, dining, and more—this home combines comfort, convenience, and lifestyle all in one. Don’t miss this wonderful opportunity! HOAs include water, sewer, trash, taxes, common area maintenance, snow removal and use of the pool and playground.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,245
• − Mortgage interest: −$6,022
• − Property taxes: −$1,612
• − Insurance: −$538
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − HOA: −$8,232
• − Depreciation: −$3,127
• Taxable loss: −$845
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $629/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 1-bedroom, 1-bath end-unit condo is in good condition with modern finishes and ample natural light. It's ready for a fresh coat of paint and a smart ceiling fan to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace the ceiling fan with a smart fan — Improves energy efficiency and adds modern aesthetic

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the ceiling fan with a smart fan — Improves energy efficiency and adds modern aesthetic ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Arlington Central School District
• NCES district ID: 3603270
• Math proficiency: 77% ▲ 19.00%
• Reading proficiency: 65% ▲ 12.00%
• Median HH income: $83,597
• Composite: 63.47/100
• National rank: #613
• State rank: #106 of 590 in NY

Livability — Arlington

• Score: 84/100
• State rank: #41
• US rank: #647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dutchess County · 188,048 people
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 42,304
• Household income: $103,538
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1404.0

Population outlook (Dutchess County) Hauer SSP2

• Today (2025): 291,768 people
• By 2030: 287,131 · -1.6%
• By 2040: 274,881 · -5.8%
• By 2050: 259,971 · -10.9%
• By 2075: 235,366 · -19.3%
• By 2100: 208,786 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 11% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Iranian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 81% English-only · Spanish 8% Other Indo-European 4% German/W. Germanic 2%

Political lean MEDSL · Dutchess

• 2024 margin: Lean D (+5.4) · D 52.7% · R 47.3%
• 2008→2024 swing: -3.2pp toward R · 2008: 8.6pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+9.6 2016: R+1.1 2012: D+6.6 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -377.61%
• Current HPI: 252.7003
• Rent YoY: ▲ 1.96%
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-8.0% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Listed $125,000 OneKey® MLS as Distributed by MLS Grid