Compare financial outcome of renting versus selling
For homeowners and accidental landlords comparing wealth and cash flow: should I rent this property or sell and redeploy capital?
Rent vs Sell Calculator
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Create Free AccountWhat it does
The Rent-vs-Sell Calculator compares the financial outcome of keeping a property as a rental versus selling it today by projecting long-term rental income and appreciation against immediate sale proceeds reinvested elsewhere. Input current value, mortgage balance, projected rent, expenses, and alternative investment return — the calculator shows which path generates more wealth.
This calculator resolves the hold-or-sell dilemma by comparing apples-to-apples outcomes over identical time periods. Many investors hold good performing rentals forever and miss opportunities to 1031 exchange into higher-return properties or sell into strong markets to redeploy capital. The calculator quantifies opportunity cost and reveals your wealth-maximizing decision.
Who it's for
- Experienced investors evaluating portfolio optimization and capital redeployment opportunities
- Property owners assessing whether to hold through market downturns or capture current equity
- Exchange facilitators presenting 1031 exchange strategies and move-up opportunities to clients
- Wealth managers helping clients rebalance real estate positions as circumstances and markets evolve
How it works
Model rental scenario
Rent income, expenses, mortgage, taxes, appreciation, refinance opportunity.
Model sale scenario
Sale price, capital gains tax, 1031 exchange or reinvestment in alternative assets.
Compare ending net worth
Which path grows wealth faster over 10 years?
Why it matters
Compare 10-year after-tax wealth from renting versus selling
Account for capital gains taxes and reinvestment returns
Model management burden and time cost
Make data-driven decision on hold versus liquidity
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Full access to Rent vs Sell Calculator, 66 other calculators, live FRED rates, AI deal verdicts, conservative/base/optimistic scenario projections, printable reports, and vault storage.
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What every calculator includes
67 Calculators
Every investment strategy — rental, flip, BRRRR, mortgage, commercial, wealth building.
Scenario Projections
Conservative, base, and optimistic 1/2/5/10-year return modeling.
AI Deal Verdict
Claude-powered analysis — strengths, risks, and actionable recommendations.
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Save unlimited reports. Revisit, compare, and track every deal you've analyzed.
Print-Ready Reports
Professional PDF reports to share with agents, lenders, and partners.
Address Auto-Fill
Enter a property address to pre-fill value, rent, and tax data automatically.
Live FRED Rates
Mortgage rate fields pre-populate with Federal Reserve interest rate data.
Investment-Grade Math
Every formula audited against professional underwriting standards.
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Frequently asked questions
Should I factor in capital gains tax on the current property?
Yes — if you sell now, calculate federal (15–20%) + state (0–13%) tax on gains. Avoid triggered tax by using 1031 exchange.
What if I rent and rent grows faster than sale proceeds invested?
Model both scenarios. Rental often wins because leverage amplifies returns, but selling gives liquidity and reduces concentration risk.
How do I value my time as a landlord?
If you self-manage: assign hourly value to time spent. If professional manager: factor fee into expenses. Time cost often reveals that selling is simpler.
Should I factor in tenant turnover and vacancy risk?
Absolutely — vacancy and turnover are real costs. Underestimating them creates misleading rent projections.
Is this calculator free to use?
Yes — create a free Investor Starter account to run 1 calculator per day. No credit card required. Upgrade to Core ($49/mo) for unlimited access to all 67 calculators.
How accurate are the results?
Results are only as accurate as your inputs. The formulas use industry-standard real estate investment math. Always verify with a licensed professional before committing capital.
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