22 Ryan Pl

Circle Pines, MN · View the listing ↗

21 photos

Photos, via Realtor.com.

Asking price: $475,000
Monthly cash flow: −$271
Estimated rent: $3,900/mo
Break-even price: $424,055

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: −$271/mo
Cash-on-cash: −3.0%
Cap rate: 5.7%
DSCR: 0.89×

Break-even

Price that breaks even: $424,055
Rent that breaks even: $4,248/mo

Long run

Year 30: property vs stocks: $1.71M vs $887K
Cash flow turns positive: year 6

Monthly

Monthly breakdown

Rent	$3,900
Vacancy (6%)	−$234
Collected	$3,666
Property tax Listing	−$535
Insurance Estimate	−$190
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$312
Capital reserve (8% of rent)	−$312
Net operating income	$2,257
Mortgage (principal + interest)	−$2,528
Cash flow	−$271
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%$260,500 of profit by year 30, before investment growth	$420,560
What you'd walk away with	$1,504,332
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($46,818 total by yr 30) investedThe money you'd have put into the building while it lost money	$288,710
What you'd walk away with	$758,767
Building minus stocks	$745,565

	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%$126,562 of profit by year 30, before investment growth	$176,162
What you'd walk away with	$1,259,935
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($101,244 total by yr 30) investedThe money you'd have put into the building while it lost money	$557,534
What you'd walk away with	$1,027,590
Building minus stocks	$232,345

	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%$276,016 of profit by year 30, before investment growth	$454,562
What you'd walk away with	$1,515,518
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($40,508 total by yr 30) investedThe money you'd have put into the building while it lost money	$253,099
What you'd walk away with	$713,260
Building minus stocks	$802,258

	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%$137,907 of profit by year 30, before investment growth	$195,783
What you'd walk away with	$1,256,739
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($90,763 total by yr 30) investedThe money you'd have put into the building while it lost money	$507,541
What you'd walk away with	$967,702
Building minus stocks	$289,037

	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%$348,672 of profit by year 30, before investment growth	$628,526
What you'd walk away with	$1,712,298
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($8,399 total by yr 30) investedThe money you'd have put into the building while it lost money	$55,789
What you'd walk away with	$887,428
Building minus stocks	$824,870

	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%$192,708 of profit by year 30, before investment growth	$298,962
What you'd walk away with	$1,382,735
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($40,799 total by yr 30) investedThe money you'd have put into the building while it lost money	$239,446
What you'd walk away with	$1,071,085
Building minus stocks	$311,650

	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%$365,216 of profit by year 30, before investment growth	$672,053
What you'd walk away with	$1,733,009
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($5,782 total by yr 30) investedThe money you'd have put into the building while it lost money	$38,985
What you'd walk away with	$853,115
Building minus stocks	$879,894

	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%$205,482 of profit by year 30, before investment growth	$325,146
What you'd walk away with	$1,386,102
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($34,412 total by yr 30) investedThe money you'd have put into the building while it lost money	$205,299
What you'd walk away with	$1,019,429
Building minus stocks	$366,673

	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%$399,107 of profit by year 30, before investment growth	$765,442
What you'd walk away with	$1,849,214
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($1,950 total by yr 30) investedThe money you'd have put into the building while it lost money	$13,597
What you'd walk away with	$1,026,027
Building minus stocks	$823,187

	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%$232,194 of profit by year 30, before investment growth	$382,849
What you'd walk away with	$1,466,622
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($23,402 total by yr 30) investedThe money you'd have put into the building while it lost money	$144,225
What you'd walk away with	$1,156,655
Building minus stocks	$309,967

	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%$415,879 of profit by year 30, before investment growth	$813,805
What you'd walk away with	$1,874,761
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($759 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,399
What you'd walk away with	$996,515
Building minus stocks	$878,246

	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%$245,565 of profit by year 30, before investment growth	$413,070
What you'd walk away with	$1,474,027
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($18,810 total by yr 30) investedThe money you'd have put into the building while it lost money	$117,886
What you'd walk away with	$1,109,002
Building minus stocks	$365,025

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 $1.71M, stocks $887K. 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	3.2 mi	2025-04-08	Apartment
9436 Ulysses St NE, Blaine	$2,495	3 / 2	1,418	3.3 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 22 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.	$6,420
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	$6,420
County	Anoka
Parcel number	263123430067

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.