3811 Restwood Rd

Cash flows

12 photos

Photos courtesy of COUNSELOR REALTY - Broker, via Realtor.com.

Asking price: $595,000
Monthly cash flow: $889
Estimated rent: $7,200/mo
Break-even price: $761,965

Adjust the numbers See the full breakdown

From the listing

Great building for owner occupant or good cash flow for an investor. For an owner occupant this huge low interest rate assumable FHA loan with just about 23 years left on it can save huge money per year vs todays interest rates and pays down the principle much faster with this fixed rate loan with 7 years or so already paid down on it. Nicely updated siding and windows. Inside the units have updated flooring, kitchens and paint. Each unit has 2 bedrooms and a bath. The units have separate hot water heaters in them. A common boiler keeps this entire building cozy during the winter. Lots of parking out front on an asphalt lot. Very convenient location just a mile east of 35W off Lake Drive. Easy walking distance to shopping. Just a few short blocks to Lexington City Park.

Listing courtesy of COUNSELOR REALTY - Broker (Thomas Simonsen). Description from Realtor.com, MLS #7077994. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

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: $595,000
Cash to close: $136,850
Price per unit: $148,750
GRM: 6.9

Each month

Cash flow: $889/mo
Cash-on-cash: 7.8%
Cap rate: 8.2%
DSCR: 1.28×

Break-even

Price that breaks even: $761,965
Rent that breaks even: $6,046/mo

Long run

Year 30: property vs stocks: $3.94M vs $1.04M
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$7,200
Vacancy (6%)	−$432
Collected	$6,768
Property tax Listing	−$719
Insurance Estimate	−$369
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$648
Capital reserve (8% of rent)	−$576
Net operating income	$4,056
Mortgage (principal + interest)	−$3,167
Cash flow	$889
Principal paid down (equity, not cash)	$403

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	$1,444,221
Minus 6% selling cost	−$86,653
Minus loan still owedTenants' rent paid down all $535,500 of principal by year 30	$0
Plus rental profits, invested at 7%$944,378 of profit by year 30, before investment growth	$2,029,271
What you'd walk away with	$3,386,839
If you put the same money in stocks
Cash to close ($77,350) invested at 7%	$588,808
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$588,808
Building minus stocks	$2,798,031

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,444,221
Minus 6% selling cost	−$86,653
Minus loan still owedTenants' rent paid down all $535,500 of principal by year 30	$0
Plus rental profits, invested at 7%$611,241 of profit by year 30, before investment growth	$1,178,560
What you'd walk away with	$2,536,128
If you put the same money in stocks
Cash to close ($77,350) invested at 7%	$588,808
Monthly shortfalls ($14,613 total by yr 30) investedThe money you'd have put into the building while it lost money	$96,774
What you'd walk away with	$685,582
Building minus stocks	$1,850,546

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $526,500 of principal by year 30	$0
Plus rental profits, invested at 7%$966,204 of profit by year 30, before investment growth	$2,098,884
What you'd walk away with	$3,433,636
If you put the same money in stocks
Cash to close ($76,050) invested at 7%	$578,912
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$578,912
Building minus stocks	$2,854,724

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $526,500 of principal by year 30	$0
Plus rental profits, invested at 7%$629,923 of profit by year 30, before investment growth	$1,227,906
What you'd walk away with	$2,562,658
If you put the same money in stocks
Cash to close ($76,050) invested at 7%	$578,912
Monthly shortfalls ($11,469 total by yr 30) investedThe money you'd have put into the building while it lost money	$76,507
What you'd walk away with	$655,419
Building minus stocks	$1,907,239

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,444,221
Minus 6% selling cost	−$86,653
Minus loan still owedTenants' rent paid down all $476,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,102,951 of profit by year 30, before investment growth	$2,581,541
What you'd walk away with	$3,939,108
If you put the same money in stocks
Cash to close ($136,850) invested at 7%	$1,041,737
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,041,737
Building minus stocks	$2,897,371

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,444,221
Minus 6% selling cost	−$86,653
Minus loan still owedTenants' rent paid down all $476,000 of principal by year 30	$0
Plus rental profits, invested at 7%$755,201 of profit by year 30, before investment growth	$1,634,056
What you'd walk away with	$2,991,624
If you put the same money in stocks
Cash to close ($136,850) invested at 7%	$1,041,737
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,041,737
Building minus stocks	$1,949,887

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $468,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,122,111 of profit by year 30, before investment growth	$2,641,872
What you'd walk away with	$3,976,623
If you put the same money in stocks
Cash to close ($134,550) invested at 7%	$1,024,229
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,024,229
Building minus stocks	$2,952,394

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $468,000 of principal by year 30	$0
Plus rental profits, invested at 7%$774,362 of profit by year 30, before investment growth	$1,694,387
What you'd walk away with	$3,029,139
If you put the same money in stocks
Cash to close ($134,550) invested at 7%	$1,024,229
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,024,229
Building minus stocks	$2,004,910

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,444,221
Minus 6% selling cost	−$86,653
Minus loan still owedTenants' rent paid down all $446,250 of principal by year 30	$0
Plus rental profits, invested at 7%$1,174,205 of profit by year 30, before investment growth	$2,805,897
What you'd walk away with	$4,163,465
If you put the same money in stocks
Cash to close ($166,600) invested at 7%	$1,268,202
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,268,202
Building minus stocks	$2,895,263

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,444,221
Minus 6% selling cost	−$86,653
Minus loan still owedTenants' rent paid down all $446,250 of principal by year 30	$0
Plus rental profits, invested at 7%$826,455 of profit by year 30, before investment growth	$1,858,412
What you'd walk away with	$3,215,980
If you put the same money in stocks
Cash to close ($166,600) invested at 7%	$1,268,202
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,268,202
Building minus stocks	$1,947,778

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $438,750 of principal by year 30	$0
Plus rental profits, invested at 7%$1,192,168 of profit by year 30, before investment growth	$2,862,458
What you'd walk away with	$4,197,209
If you put the same money in stocks
Cash to close ($163,800) invested at 7%	$1,246,887
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,246,887
Building minus stocks	$2,950,322

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,419,949
Minus 6% selling cost	−$85,197
Minus loan still owedTenants' rent paid down all $438,750 of principal by year 30	$0
Plus rental profits, invested at 7%$844,418 of profit by year 30, before investment growth	$1,914,973
What you'd walk away with	$3,249,725
If you put the same money in stocks
Cash to close ($163,800) invested at 7%	$1,246,887
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,246,887
Building minus stocks	$2,002,838

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 $3.94M, stocks $1.04M. 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.

2 bed estimate $1,800/mo · range $1,375–$2,200 · 9 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
9001 Griggs Ave, Circle Pines	$2,180	2 / 2	1,063	0.1 mi	2025-01-04	Apartment
8820-8822 Griggs Ave, Circle Pines	$1,795	2 / 1.5	1,232	0.1 mi	2026-09-07	Apartment
33 Village Pkwy, Circle Pines	$1,795	2 / 2	1,200	0.6 mi	2025-09-22	Apartment
820 Civic Heights Dr, Circle Pines	$1,395	2 / 1	864	1.3 mi	2026-06-19	Apartment
5891 Rice Creek Pkwy, Shoreview	$2,220	2 / 2	1,100	1.5 mi	2025-02-27	Apartment
10124 Lever St NW, Circle Pines	$1,325	2 / 1	800	1.5 mi	2025-01-03	Apartment
10717 Austin St NE, Blaine	$2,265	2 / 2	1,150	2.0 mi	2024-06-11	Apartment
2657 Mounds View Blvd, Mounds View	$1,350	2 / 1	861	2.8 mi	2026-08-06	Apartment
2901 Mounds View Blvd, Mounds View	$1,653	2 / 2	982	2.9 mi	2025-04-08	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 3811 RESTWOOD RD

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 137 days on market, 1 price cuts
Possibly assumable loan at an old, low rate. FHA/VA assumptions come with owner-occupancy rules; ask the agent. Listing says: "an owner occupant this huge low interest rate assumable FHA loan with just about 23 years left"

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.	$8,630
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,432
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2026-05-21Price cut at $595,000 (was $625,000) · from listing history
2026-05-21New at $595,000

From the listing Listing

Listed as	four plex
Property tax, 2026	$8,630
County	Anoka
Parcel number	353123120015

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.