For rentals you already own

Keep or Sell Rental Property Calculator

Compare keeping your rental with selling and reinvesting, after costs and mortgage payoff.

Free · No account needed.

Edit assumptions View results

Your assumptions

Property & current loan

Current property value

Use a current estimate, not the price originally paid.

Mortgage balance today

Principal still owed. Enter 0 for a paid-off property.

Current mortgage rate

Note rate. Taxes and insurance belong in operating costs.

Years remaining on current loan

years

Use the remaining term, not the original term. Half a year is 6 months.

Rental income & costs

Scheduled monthly rent

$/month

Total rent before vacancy.

Vacancy & unpaid rent

% of rent

Expected share of rent not collected.

Annual operating costs

$/year

Taxes, insurance, management, routine repairs and owner-paid costs. Exclude vacancy, mortgage and replacement reserves.

Major replacement reserve

$/year

Money set aside for replacements. Spending below uses this reserve first; unspent reserves remain cash. Exclude both from operating costs.

Expected major-repair spending

$/year

Annualized spending on replacements. Paid from the reserve first; any shortfall reduces available cash flow. Unspent reserves remain cash in the final comparison.

Future assumptions

Compare over

years

All paths use the same horizon, up to 30 whole years.

Annual rent change

%/year

Your assumption, not a market forecast.

Annual cost & reserve change

%/year

Applied to operating costs, reserve contributions and major-repair spending.

Annual property-value change

%/year

Shown separately from cash returns. Can be negative.

Selling costs

% of sale price

Brokerage, settlement and other sale costs. Income taxes are separate.

Annual reinvestment return

%/year

Applies to sale proceeds, refinancing cash and annual cash flows. Set 0 if cash is held without a return.

Refinancing option

Proposed refinance loan

Total new principal, including costs only if they are financed.

Refinance note rate

Use a lender quote; no current rates are supplied.

New loan term

years

Whole years.

Refinancing costs

All fees and points. Deducted once from the cash released, including when financed.

Keeping ends ahead by$113,429After 10 years · before income tax

Cash from selling today$132,000After selling costs and mortgage payoff

Your options over 10 years

Before income tax · amounts in USD
Outcome	Keep loan	Refinance	Sell now
Cash released now	$0	$45,500	$132,000
Year 1 cash flow / month	$285	-$124	—
Property value at end	$403,175	$403,175	—
Loan balance at end	$97,686	$169,552	—
Unspent reserves at end	$0	$0	—
Total value after sale	$349,821	$294,769	$236,392

Includes sale proceeds, unspent reserves and cash flows reinvested at 6%/year. Refinancing cash is borrowed; its debt and payments are included. Deficits reduce the result.

Year-by-year projection

Year	Keep: cash / month	Refinance: cash / month	Keep: value after sale	Refinance: value after sale	Sell & reinvest
1	$285	-$124	$148,219	$139,436	$139,920
2	$319	-$90	$165,484	$152,260	$148,315
3	$354	-$55	$183,860	$166,031	$157,214
4	$390	-$18	$203,413	$180,813	$166,647
5	$428	$19	$224,216	$196,672	$176,646
6	$466	$57	$246,346	$213,678	$187,245
7	$506	$97	$269,883	$231,909	$198,479
8	$547	$138	$294,913	$251,443	$210,388
9	$589	$180	$321,527	$272,366	$223,011
10	$632	$223	$349,821	$294,769	$236,392

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How this is calculated

Calculation method

The keep path includes the property value after selling costs and loan payoff at the end, plus accumulated rental cash flows. The sell path invests today’s sale proceeds over the same horizon. Both use your reinvestment-return assumption; negative rental cash flows reduce the result.

What is included?

Rent after vacancy, operating costs, replacement reserves, mortgage principal and interest, your growth assumptions, sale costs and debt payoff. Annual cash flows are invested at year end. Cash released today is invested immediately. The model assumes fixed-rate fully amortizing loans and no new borrowing beyond the refinancing option.

What should I verify?

Use actual loan balances and quotes. Taxes, insurance, repairs and rent changes may differ from these assumptions. The tool does not model adjustable-rate or interest-only loans, lender eligibility, balloon payments, prepayment penalties or returns on a specific investment. Before-tax results exclude income taxes; the optional Plus comparison subtracts only your entered tax estimates.

Questions

Are the two paths compared fairly?

Both start with the property you own today and end in the same year. Keeping includes the cost of selling at the end. Cash flows are invested at the same return used for sale proceeds; cash deficits reduce the result.

Does this calculate my capital-gains tax?

The free comparison is before income tax. The Plus owner review accepts your own annual and sale-tax estimates for each path. It does not calculate historical depreciation, recapture, 1031 exchanges or individual tax eligibility.

Can I use this for a property I might buy?

Use the rental property analyzer for down payment, closing costs, purchase cash-on-cash returns and acquisition tax scenarios. These tools start with a property you already own.