1332 Braden Ave · Chariton, IA 50049

$129,000

4 bd · 1.5 ba · 2,558 sqft · SingleFamily public records · 28 Days on market

Built 1879 Est $230k · 44% under ↓ 4% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 2-story home in Chariton offering over 2,500 SF of living space filled with timeless character and original craftsmanship. Situated on a large lot with mature trees, this property features a detached 2-car garage, expansive wood deck, and a generous backyard with plenty of space to enjoy outdoor living. Step inside to discover beautiful original woodwork, hardwood floors, tall ceilings, and a stunning staircase that highlights the home’s historic charm. The main level offers multiple gathering spaces including a spacious living room with fireplace, formal dining area, and a large kitchen with abundant cabinet space and room for dining. Upstairs you’ll fi

Key facts

• 2 story home
• Large lot
• Expansive wood deck

Tags

• 2 STORY HOME
• LARGE LOT
• DETACHED GARAGE
• EXPANSIVE WOOD DECK
• GENEROUS BACKYARD
• ORIGINAL WOODWORK

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached one-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Zoned R (residential)
• Construction: Brick/mortar foundation; Asphalt shingle roof
• Exterior features: Deck

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Deck (exterior access)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.0% in Chariton — 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 (#84 in IA, #1,703 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Chariton Community School District (town): math 57% / reading 65% proficiency, ranked #241 of 289 in IA (top 83%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP; 3 units permitted in Lucas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lucas County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1879 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1879 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $230,220
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 Roland Ave	0.17mi	4/2.0	2,240 (-12%)	3mo	$185,000	$83	67
824 Woodlawn Avevnue Ave	0.53mi	4/2.5	2,628 (+3%)	12mo	$239,000	$91	57
810 Woodlawn Ave	0.55mi	4/2.0	2,458 (-4%)	13mo	$220,000	$90	55
1012 Hillcrest Ave	0.57mi	3/2.5 (-1)	2,332 (-9%)	12mo	$159,000	$68	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-11,311
• Equity at exit: $19,234

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,548
• Equity at exit: $11,154

Cash invested: $36,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 50049

• Home prices YoY: -4.4%
• Active inventory: 80
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$155 /mo · $1,864/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $150

Break-even live

Break-even rent $1,121

Max offer price $129,000

Occupancy floor 84%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $129,000 Active 28 DOM
2. 2026-06-17
   days on market $129,000 Active 27 DOM
3. 2026-06-16
   days on market $129,000 Active 26 DOM
4. 2026-06-15
   days on market $129,000 Active 25 DOM
5. 2026-06-13
   days on market $129,000 Active 23 DOM
6. 2026-06-12
   days on market $129,000 Active 22 DOM
7. 2026-06-09
   days on market $129,000 Active 19 DOM
8. 2026-06-08
   days on market $129,000 Active 18 DOM
9. 2026-06-07
   days on market $129,000 Active 17 DOM
10. 2026-06-07
    days on market $129,000 Active 16 DOM
11. 2026-06-04
    days on market $129,000 Active 13 DOM
12. 2026-06-02
    days on market $129,000 Active 12 DOM
13. 2026-06-01
    days on market $129,000 Active 11 DOM
14. 2026-05-31
    days on market $129,000 Active 10 DOM
15. 2026-05-31
    days on market $129,000 Active 9 DOM
16. 2026-05-21
    listed $129,000 Active
17. 2024-08-30
    historical
18. 2024-07-17
    listed $135,000 Active

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

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,864 · $155/mo
• Projected year-2 tax: $1,945 · $162/mo
• Expected delta: +$81/yr (+$7/mo · 4.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,736
• − Mortgage interest: −$7,226
• − Property taxes: −$1,864
• − Insurance: −$645
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$3,753
• Taxable loss: −$270
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,869/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: Chariton Community School District
• NCES district ID: 1907050
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $44,415
• Composite: 51.35/100
• National rank: #1738
• State rank: #241 of 289 in IA

Livability — Chariton

• Score: 80/100
• State rank: #84
• US rank: #1703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chariton, IA
• Population (ZIP): 6,425

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 8,106 people
• By 2030: 7,755 · -4.3%
• By 2040: 7,007 · -13.6%
• By 2050: 6,265 · -22.7%
• By 2075: 4,926 · -39.2%
• By 2100: 3,792 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 3% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Lucas

• 2024 margin: Solid R (+48.1) · D 25.2% · R 73.3% · Other 1.5%
• 2008→2024 swing: -41.4pp toward R · 2008: -6.7pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+43.3 2016: R+38.1 2012: R+6.3 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.20%
• Current HPI: 220.0223
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

-4.4% since first listed

3 events — show timeline

• 2026-05-21 Listed $129,000 DMMLS
• 2024-08-30 Listing Removed — DMMLS
• 2024-07-17 Listed $135,000 DMMLS

Property tax history

+3.6%/yr

Latest (2025): $1,864 · +6.2% YoY. Source: county tax records.