12 Ryan Pl

Circle Pines, MN · View the listing ↗

16 photos

Photos, via Realtor.com.

Asking price: $475,000
Monthly cash flow: −$244
Estimated rent: $3,900/mo
Break-even price: $429,097

Adjust the numbers See the full breakdown

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $475,000
Cash to close: $109,250
Price per unit: $237,500
GRM: 10.1

Each month

Cash flow: −$244/mo
Cash-on-cash: −2.7%
Cap rate: 5.8%
DSCR: 0.90×

Break-even

Price that breaks even: $429,097
Rent that breaks even: $4,213/mo

Long run

Year 30: property vs stocks: $1.75M vs $878K
Cash flow turns positive: year 5

Monthly

Monthly breakdown

Rent	$3,900
Vacancy (6%)	−$234
Collected	$3,666
Property tax Listing	−$508
Insurance Estimate	−$190
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$312
Capital reserve (8% of rent)	−$312
Net operating income	$2,284
Mortgage (principal + interest)	−$2,528
Cash flow	−$244
Principal paid down (equity, not cash)	$322

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $427,500 of principal by year 30	$0
Plus rental profits, invested at 7%$273,916 of profit by year 30, before investment growth	$447,200
What you'd walk away with	$1,530,973
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($43,612 total by yr 30) investedThe money you'd have put into the building while it lost money	$271,140
What you'd walk away with	$741,197
Building minus stocks	$789,776

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $427,500 of principal by year 30	$0
Plus rental profits, invested at 7%$137,341 of profit by year 30, before investment growth	$193,886
What you'd walk away with	$1,277,658
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($95,401 total by yr 30) investedThe money you'd have put into the building while it lost money	$531,047
What you'd walk away with	$1,001,104
Building minus stocks	$276,554

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 of principal by year 30	$0
Plus rental profits, invested at 7%$289,723 of profit by year 30, before investment growth	$482,412
What you'd walk away with	$1,543,368
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($37,593 total by yr 30) investedThe money you'd have put into the building while it lost money	$236,739
What you'd walk away with	$696,900
Building minus stocks	$846,468

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 of principal by year 30	$0
Plus rental profits, invested at 7%$148,990 of profit by year 30, before investment growth	$214,375
What you'd walk away with	$1,275,331
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($85,224 total by yr 30) investedThe money you'd have put into the building while it lost money	$481,923
What you'd walk away with	$942,084
Building minus stocks	$333,247

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $380,000 of principal by year 30	$0
Plus rental profits, invested at 7%$363,876 of profit by year 30, before investment growth	$663,677
What you'd walk away with	$1,747,449
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($6,980 total by yr 30) investedThe money you'd have put into the building while it lost money	$46,730
What you'd walk away with	$878,368
Building minus stocks	$869,081

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $380,000 of principal by year 30	$0
Plus rental profits, invested at 7%$205,553 of profit by year 30, before investment growth	$323,359
What you'd walk away with	$1,407,131
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($37,021 total by yr 30) investedThe money you'd have put into the building while it lost money	$219,633
What you'd walk away with	$1,051,271
Building minus stocks	$355,860

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 of principal by year 30	$0
Plus rental profits, invested at 7%$380,584 of profit by year 30, before investment growth	$708,136
What you'd walk away with	$1,769,092
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($4,528 total by yr 30) investedThe money you'd have put into the building while it lost money	$30,858
What you'd walk away with	$844,988
Building minus stocks	$924,104

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 of principal by year 30	$0
Plus rental profits, invested at 7%$218,692 of profit by year 30, before investment growth	$350,953
What you'd walk away with	$1,411,910
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($30,999 total by yr 30) investedThe money you'd have put into the building while it lost money	$186,896
What you'd walk away with	$1,001,027
Building minus stocks	$410,883

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $356,250 of principal by year 30	$0
Plus rental profits, invested at 7%$415,074 of profit by year 30, before investment growth	$805,145
What you'd walk away with	$1,888,918
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($1,295 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,090
What you'd walk away with	$1,021,520
Building minus stocks	$867,398

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $356,250 of principal by year 30	$0
Plus rental profits, invested at 7%$245,911 of profit by year 30, before investment growth	$410,740
What you'd walk away with	$1,494,512
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($20,496 total by yr 30) investedThe money you'd have put into the building while it lost money	$127,905
What you'd walk away with	$1,140,335
Building minus stocks	$354,177

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$432,179 of profit by year 30, before investment growth	$855,724
What you'd walk away with	$1,916,680
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($437 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,108
What you'd walk away with	$994,224
Building minus stocks	$922,456

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$259,683 of profit by year 30, before investment growth	$442,736
What you'd walk away with	$1,503,692
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($16,305 total by yr 30) investedThe money you'd have put into the building while it lost money	$103,341
What you'd walk away with	$1,094,457
Building minus stocks	$409,235

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.75M, stocks $878K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

3 bed estimate $1,950/mo · range $1,850–$2,300 · 12 rentals within 5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
9001 Griggs Ave, Circle Pines	$2,300	3 / 2	1,245	0.4 mi	2025-01-04	Apartment
33 Village Pkwy, Circle Pines	$2,155	3 / 1.5	1,200	0.4 mi	2025-09-22	Apartment
5891 Rice Creek Pkwy, Shoreview	$2,665	3 / 2.5	1,393	1.8 mi	2025-02-27	Apartment
2109 Hillview Rd Apt 2, Mounds View	$1,899	3 / 2	1,400	2.3 mi	2025-12-02	Apartment
2901 Mounds View Blvd, Mounds View	$1,965	3 / 2	1,194	3.1 mi	2025-04-08	Apartment
9436 Ulysses St NE, Blaine	$2,495	3 / 2	1,418	3.4 mi	2024-05-01	Apartment
9401 Polk St NE, Blaine	$1,999	3 / 2	1,316	3.6 mi	2026-01-16	Apartment
4889 Old Highway 8, Mounds View	$1,648	3 / 2	1,215	3.7 mi	2025-04-09	Apartment
705 Town Center Pkwy, Lino Lakes	$1,907	3 / 2	1,255	4.0 mi	2025-04-08	Apartment
1121 1129 79th Ave NE, Spring Lake Park	$1,375	3 / 1	1,050	4.0 mi	2026-04-03	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 12 RYAN PL

Opportunities

None found.

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$6,098
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,280
Water, sewer, trash / mo Listinglisting. tenants pay water	$0
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. base rate	8% / 8%

Status history

2026-09-03New at $475,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$6,098
County	Anoka
Parcel number	263123430069

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Circle Pines on rental licensing before you buy.