215 W Vienna St · Anna, IL 62906

$45,000

2 bd · 1.5 ba · 1,953 sqft · SingleFamily · 183 Days on market

Built 1900 0.30 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mixed-use property auction features the former Jan's House of Flowers, a 1900-built frame building located in Anna, Illinois. The property offers 1,154 square feet on the main level and 800 square feet on the second floor, plus an additional 450 square foot two-story building that requires rehabilitation. Upstairs of the Main home you'll find both bedrooms and an addtional eat-in 10 x 14 kitchen. Situated on a 0.3-acre lot with R-2 zoning, the main building includes a shop front area, backroom with two walk-in coolers (not currently running), and an 18' x 18' work area. The property presents opportunities for residential conversion, continued commercial use, or mixed-use development for buyers willing to invest in renovations. Begins to end September 16, 2025 Tuesday 2:00 pm. This special property has truly touched our hearts with its rich history and artistry. Above the back door, a beautiful hand-painted mural showing wear and age bears the inspiring message "How Beautiful the Flowers for they know when to speak & what to say" - a testament to the love and care that filled this space during its years as Jan's House of Flowers. While we never fully appreciated this hidden gem until now, its charm and character speak volumes about the generations who called this place home and workplace. This is more than just a building; it's a piece of Anna's history waiting for someone who will cherish its story and create new memories within its walls.

Key facts

• Showcase area
• Living room
• Two structures

Tags

• TWO STRUCTURES
• MAIN HOME
• KITCHEN ON MAIN LEVEL
• SHOWCASE AREA
• LIVING ROOM
• SITTING ROOM

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; 1.5-story design; Property over 100 years old; Zoning: R-2
• Construction: Vinyl siding and frame construction
• Exterior features: Level to sloped lot

Interior

• Kitchen: Kitchen with eating area/table space
• Bedrooms: 2 bedrooms (Master Bedroom and one additional bedroom on second level)
• Flooring: Carpet in multiple main-level rooms (living room, family room, dining room, kitchen, other); Laminate in one main-level room (18 x 18); Hardwood in second-level bedroom (14 x 11)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating with separate heating systems (2+); Central air conditioning
• Interior features: Separate dining room; Basement with egress window

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 5.6% in Anna — 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 56/100 on livability (#1,184 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Anna Jonesboro Chsd 81 (town): math 20% / reading 30% proficiency, ranked #623 of 919 in IL (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Anna-Jonesboro High School (math 12% / reading 22%, grade F, #430 of 693 statewide, top 66%, 497 students, 0% FRL).
• Market conditions: 39 active listings in the ZIP; 10 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Union County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $45k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 2.38% ✓
• Cap rate: 20.59%
• Cash-on-cash: 51.07%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $126,945
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 S Main St	0.34mi	3/2.0 (+1)	2,010 (+3%)	7mo	$130,000	$65	66
301 W Jefferson St	0.22mi	3/3.0 (+1)	2,112 (+8%)	15mo	$70,000	$33	53

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: 48.9%
• Equity multiple: 3.13×
• Total profit: $26,880
• Equity at exit: $6,710

10-year hold

• IRR: 54.5%
• Equity multiple: 6.35×
• Total profit: $67,454
• Equity at exit: $3,891

Cash invested: $12,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62906

• Home prices YoY: -13.6%
• Active inventory: 39
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $536

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 45%

Sensitivity live

Price	-10% $567	-5% $552	+0% $536	+5% $521	+10% $505
Rent	-10% $452	-5% $494	+0% $536	+5% $579	+10% $621
Rate	-1.0pp $559	-0.5pp $548	base $536	+0.5pp $525	+1.0pp $513

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $45,000 Active 183 DOM
2. 2026-06-18
   days on market $45,000 Active 181 DOM
3. 2026-06-17
   days on market $45,000 Active 180 DOM
4. 2026-06-16
   days on market $45,000 Active 179 DOM
5. 2026-06-15
   days on market $45,000 Active 178 DOM
6. 2026-06-13
   days on market $45,000 Active 176 DOM
7. 2026-06-12
   days on market $45,000 Active 175 DOM
8. 2026-06-09
   days on market $45,000 Active 172 DOM
9. 2026-06-08
   days on market $45,000 Active 171 DOM
10. 2026-06-07
    days on market $45,000 Active 170 DOM
11. 2026-06-07
    days on market $45,000 Active 169 DOM
12. 2026-06-04
    days on market $45,000 Active 166 DOM
13. 2026-06-02
    days on market $45,000 Active 165 DOM
14. 2026-06-01
    days on market $45,000 Active 164 DOM
15. 2026-05-31
    days on market $45,000 Active 163 DOM
16. 2026-05-31
    days on market $45,000 Active 162 DOM
17. 2026-05-23
    price $60,000
18. 2026-01-30
    price $45,000
19. 2026-01-08
    status Active
20. 2026-01-06
    historical
21. 2026-01-05
    historical
22. 2025-11-23
    listed Active
23. 2025-10-31
    soldstatus $21,450 Closed 1482-char remark

    Show marketing remark (1482 chars)

    This mixed-use property auction features the former Jan's House of Flowers, a 1900-built frame building located in Anna, Illinois. The property offers 1,154 square feet on the main level and 800 square feet on the second floor, plus an additional 450 square foot two-story building that requires rehabilitation. Upstairs of the Main home you'll find both bedrooms and an addtional eat-in 10 x 14 kitchen. Situated on a 0.3-acre lot with R-2 zoning, the main building includes a shop front area, backroom with two walk-in coolers (not currently running), and an 18' x 18' work area. The property presents opportunities for residential conversion, continued commercial use, or mixed-use development for buyers willing to invest in renovations. Begins to end September 16, 2025 Tuesday 2:00 pm. This special property has truly touched our hearts with its rich history and artistry. Above the back door, a beautiful hand-painted mural showing wear and age bears the inspiring message "How Beautiful the Flowers for they know when to speak & what to say" - a testament to the love and care that filled this space during its years as Jan's House of Flowers. While we never fully appreciated this hidden gem until now, its charm and character speak volumes about the generations who called this place home and workplace. This is more than just a building; it's a piece of Anna's history waiting for someone who will cherish its story and create new memories within its walls.

24. 2025-09-27
    status Pending 1482-char remark

    Show marketing remark (1482 chars)

    This mixed-use property auction features the former Jan's House of Flowers, a 1900-built frame building located in Anna, Illinois. The property offers 1,154 square feet on the main level and 800 square feet on the second floor, plus an additional 450 square foot two-story building that requires rehabilitation. Upstairs of the Main home you'll find both bedrooms and an addtional eat-in 10 x 14 kitchen. Situated on a 0.3-acre lot with R-2 zoning, the main building includes a shop front area, backroom with two walk-in coolers (not currently running), and an 18' x 18' work area. The property presents opportunities for residential conversion, continued commercial use, or mixed-use development for buyers willing to invest in renovations. Begins to end September 16, 2025 Tuesday 2:00 pm. This special property has truly touched our hearts with its rich history and artistry. Above the back door, a beautiful hand-painted mural showing wear and age bears the inspiring message "How Beautiful the Flowers for they know when to speak & what to say" - a testament to the love and care that filled this space during its years as Jan's House of Flowers. While we never fully appreciated this hidden gem until now, its charm and character speak volumes about the generations who called this place home and workplace. This is more than just a building; it's a piece of Anna's history waiting for someone who will cherish its story and create new memories within its walls.

25. 2025-08-19
    listed Active 1482-char remark

    Show marketing remark (1482 chars)

    This mixed-use property auction features the former Jan's House of Flowers, a 1900-built frame building located in Anna, Illinois. The property offers 1,154 square feet on the main level and 800 square feet on the second floor, plus an additional 450 square foot two-story building that requires rehabilitation. Upstairs of the Main home you'll find both bedrooms and an addtional eat-in 10 x 14 kitchen. Situated on a 0.3-acre lot with R-2 zoning, the main building includes a shop front area, backroom with two walk-in coolers (not currently running), and an 18' x 18' work area. The property presents opportunities for residential conversion, continued commercial use, or mixed-use development for buyers willing to invest in renovations. Begins to end September 16, 2025 Tuesday 2:00 pm. This special property has truly touched our hearts with its rich history and artistry. Above the back door, a beautiful hand-painted mural showing wear and age bears the inspiring message "How Beautiful the Flowers for they know when to speak & what to say" - a testament to the love and care that filled this space during its years as Jan's House of Flowers. While we never fully appreciated this hidden gem until now, its charm and character speak volumes about the generations who called this place home and workplace. This is more than just a building; it's a piece of Anna's history waiting for someone who will cherish its story and create new memories within its walls.

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,870
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$1,309
• Taxable income: $6,081
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $4,976/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: Anna Jonesboro Chsd 81
• NCES district ID: 1703780
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $42,213
• Composite: 24.33/100
• National rank: #13113
• State rank: #623 of 919 in IL

Livability — Anna

• Score: 56/100
• State rank: #1184
• US rank: #22395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anna, IL
• Population (ZIP): 7,218

Population outlook (Union County) Hauer SSP2

• Today (2025): 16,606 people
• By 2030: 16,055 · -3.3%
• By 2040: 14,875 · -10.4%
• By 2050: 13,645 · -17.8%
• By 2075: 10,704 · -35.5%
• By 2100: 7,880 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Union

• 2024 margin: Solid R (+43.2) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -31.3pp toward R · 2008: -11.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+40.2 2016: R+39.8 2012: R+21.9 2008: R+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.17%
• Current HPI: 128.4925
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+179.7% since first listed

9 events — show timeline

• 2026-05-23 Price Changed $60,000 MRED as Distributed by MLS Grid
• 2026-01-30 Price Changed $45,000 MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-23 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-31 Sold (MLS) $21,450 RMLSA as Distributed by MLS Grid
• 2025-09-27 Pending — RMLSA as Distributed by MLS Grid
• 2025-08-19 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2024): $2,710 · +10.0% YoY. Source: county tax records.