26 Cooper Rd #914 · Arlington, NY 12603

$85,000

1 bd · 1.0 ba · 800 sqft · Condo · 181 Days on market

Built 1973 Good condition

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Why this score? — see what drove the B+ 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 +26.6/30.0
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the peaceful private community of Highview Estates, this charming second-floor unit offers comfort, convenience, and great value. Tucked at the end of a cul-de-sac with no through traffic, the home features several updates, including kitchen cabinets, countertops, appliances, and flooring. Enjoy one assigned parking spot plus ample visitor parking. The monthly maintenance fee is approximately 45% tax deductible and includes water, sewer, snow removal, grounds maintenance, taxes, and laundry facility access. Conveniently close to shopping, restaurants, hospitals, and major highways. Board approval required.

Key facts

• Appliances
• Private community
• Kitchen cabinets

Tags

• PRIVATE COMMUNITY
• KITCHEN CABINETS
• COUNTERTOPS
• APPLIANCES
• FLOORS
• ASSIGNED PARKING SPOT

🏢 Co-op / cooperative unit. The $85,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (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 44d 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 $588 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 181 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.19% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 3.8

CMA / ARV

• ARV (median comp): $95,893
• List price: $85,000
• Delta: -11.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-851
• Equity at exit: $12,674

10-year hold

• IRR: 7.1%
• Equity multiple: 1.50×
• Total profit: $11,838
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA est. from 4 same-building comps: −$654
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $226

Break-even live

Break-even rent $1,571

Max offer price $85,000

Occupancy floor 83%

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: $21,250
• Closing costs: $2,550
• 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	13d	1	0.13mi
6 Jackman Dr Arlington, NY	1.0–2.0	1.0	790	$1,805	$2.28	13d	1	0.59mi
11 Manchester Rd Poughkeepsie, NY	1.0	1.0	900	$1,500	$1.67	43d	1	0.66mi
826 Main St Unit 1 Arlington, NY	—	2.0	1000	$1,850	$1.85	43d	1	0.66mi
2 Raymond Ave Unit 3C Poughkeepsie, NY	1.0	1.0	900	$1,995	$2.22	43d	1	0.73mi
761 Main St Unit 3E Arlington, NY	2.0	1.0	1083	$1,700	$1.57	13d	1	0.78mi
766 Main St Unit 2 Poughkeepsie, NY	1.0	1.0	745	$1,860	$2.50	43d	1	0.79mi
16 Boulevard Knls Poughkeepsie, NY	2.0	1.0	975	$2,300	$2.36	13d	1	0.88mi
10 Worrall Ave Unit 2 Poughkeepsie, NY	2.0	1.0	1000	$1,800	$1.80	43d	1	1.03mi
472 Maple St Poughkeepsie, NY	2.0	1.0	755	$1,925	$2.55	13d	2	1.03mi
21 Jewett Ave Unit 1 Poughkeepsie, NY	2.0	1.0	912	$1,700	$1.86	23d	1	1.10mi
32 Fountain Pl Unit 2 Poughkeepsie, NY	1.0	1.0	1100	$1,875	$1.70	43d	1	1.15mi
319 Mansion St Unit 1 Poughkeepsie, NY	2.0	1.0	1000	$1,700	$1.70	13d	1	1.16mi
564 Main St Unit 2A Poughkeepsie, NY	2.0	1.0	605	$1,850	$3.06	43d	1	1.24mi
562 Main St Unit 3C Poughkeepsie, NY	2.0	1.0	617	$1,800	$2.92	13d	1	1.25mi
23 May St Poughkeepsie, NY	2.0	1.0	824	$2,000	$2.43	43d	1	1.32mi
20 S White St #2 Poughkeepsie, NY	2.0	1.0	778	$1,750	$2.25	43d	1	1.34mi
8 Fox Ter Unit 3 Poughkeepsie, NY	1.0	1.0	1000	$1,630	$1.63	43d	1	1.38mi
131 N Clinton St Poughkeepsie, NY	2.0	1.0	1050	$1,350	$1.29	13d	1	1.43mi
157 N Clinton St Unit B Poughkeepsie, NY	2.0	1.0	900	$2,100	$2.33	43d	1	1.45mi
78 N Clinton St Apt 1 Poughkeepsie, NY	2.0	1.0	750	$2,000	$2.67	43d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewerlandscapingsnow removalparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-15
   status $85,000 Pending 181 DOM
2. 2026-06-15
   days on market $85,000 Active 181 DOM
3. 2026-06-14
   days on market $85,000 Active 179 DOM
4. 2026-06-10
   days on market $85,000 Active 176 DOM
5. 2026-06-09
   days on market $85,000 Active 175 DOM
6. 2026-06-08
   days on market $85,000 Active 174 DOM
7. 2026-06-07
   days on market $85,000 Active 173 DOM
8. 2026-06-03
   days on market $85,000 Active 169 DOM
9. 2026-06-02
   days on market $85,000 Active 168 DOM
10. 2026-06-01
    days on market $85,000 Active 167 DOM
11. 2026-05-31
    days on market $85,000 Active 166 DOM
12. 2026-05-30
    days on market $85,000 Active 165 DOM
13. 2026-05-14
    price $85,000 624-char remark

    Show marketing remark (624 chars)

    Located in the peaceful private community of Highview Estates, this charming second-floor unit offers comfort, convenience, and great value. Tucked at the end of a cul-de-sac with no through traffic, the home features several updates, including kitchen cabinets, countertops, appliances, and flooring. Enjoy one assigned parking spot plus ample visitor parking. The monthly maintenance fee is approximately 45% tax deductible and includes water, sewer, snow removal, grounds maintenance, taxes, and laundry facility access. Conveniently close to shopping, restaurants, hospitals, and major highways. Board approval required.

14. 2026-02-04
    price $90,000 624-char remark

    Show marketing remark (624 chars)

    Located in the peaceful private community of Highview Estates, this charming second-floor unit offers comfort, convenience, and great value. Tucked at the end of a cul-de-sac with no through traffic, the home features several updates, including kitchen cabinets, countertops, appliances, and flooring. Enjoy one assigned parking spot plus ample visitor parking. The monthly maintenance fee is approximately 45% tax deductible and includes water, sewer, snow removal, grounds maintenance, taxes, and laundry facility access. Conveniently close to shopping, restaurants, hospitals, and major highways. Board approval required.

15. 2025-12-30
    status Active 624-char remark

    Show marketing remark (624 chars)

    Located in the peaceful private community of Highview Estates, this charming second-floor unit offers comfort, convenience, and great value. Tucked at the end of a cul-de-sac with no through traffic, the home features several updates, including kitchen cabinets, countertops, appliances, and flooring. Enjoy one assigned parking spot plus ample visitor parking. The monthly maintenance fee is approximately 45% tax deductible and includes water, sewer, snow removal, grounds maintenance, taxes, and laundry facility access. Conveniently close to shopping, restaurants, hospitals, and major highways. Board approval required.

16. 2025-12-12
    status Pending 624-char remark

    Show marketing remark (624 chars)

    Located in the peaceful private community of Highview Estates, this charming second-floor unit offers comfort, convenience, and great value. Tucked at the end of a cul-de-sac with no through traffic, the home features several updates, including kitchen cabinets, countertops, appliances, and flooring. Enjoy one assigned parking spot plus ample visitor parking. The monthly maintenance fee is approximately 45% tax deductible and includes water, sewer, snow removal, grounds maintenance, taxes, and laundry facility access. Conveniently close to shopping, restaurants, hospitals, and major highways. Board approval required.

17. 2025-11-28
    listed $95,000 Active 624-char remark

    Show marketing remark (624 chars)

    Located in the peaceful private community of Highview Estates, this charming second-floor unit offers comfort, convenience, and great value. Tucked at the end of a cul-de-sac with no through traffic, the home features several updates, including kitchen cabinets, countertops, appliances, and flooring. Enjoy one assigned parking spot plus ample visitor parking. The monthly maintenance fee is approximately 45% tax deductible and includes water, sewer, snow removal, grounds maintenance, taxes, and laundry facility access. Conveniently close to shopping, restaurants, hospitals, and major highways. Board approval required.

18. 2024-02-03
    historical
19. 2024-02-03
    historical
20. 2021-11-01
    soldstatus $63,000 Closed
21. 2021-10-27
    status Pending
22. 2021-07-12
    historical
23. 2021-06-10
    price $59,900
24. 2021-05-03
    listed $56,000 Active
25. 2021-02-28
    historical
26. 2021-01-15
    listed $59,000
27. 2020-08-31
    listed $59,000
28. 2019-08-07
    listed $55,000

ⓘ 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: $22,295
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$7,848
• − Depreciation: −$2,473
• Taxable income: $1,946
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $2,249/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 well-maintained second-floor condo in Highview Estates offers updated kitchen and flooring, with good curb appeal and minimal repairs needed. Potential for further value increase with exterior painting and window seal replacement.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Replace window seals — Improves energy efficiency and reduces heating/cooling costs.
• Rental Clean HVAC filters — Keeps HVAC system running efficiently and reduces maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Replace window seals — Improves energy efficiency and reduces heating/cooling costs. ↑
• Rental Clean HVAC filters — Keeps HVAC system running efficiently and reduces maintenance costs. ↑

ⓘ 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

+54.5% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $90,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-28 Listed $95,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-01 Sold (MLS) $63,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-06-10 Price Changed $59,900 OneKey® MLS as Distributed by MLS Grid
• 2021-05-03 Listed $56,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-01-15 Listed $59,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-31 Listed $59,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-07 Listed $55,000 OneKey® MLS as Distributed by MLS Grid