For rentals you already own
Keep or Sell Rental Property Calculator
Compare keeping your rental with selling now and investing the proceeds. Include selling costs, your remaining mortgage and future cash flow.
Free calculations. No account needed.
Your options over 10 years
| 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 | — |
| Projected value after sale at end | $349,821 | $294,769 | $236,392 |
Cash released through refinancing is borrowed money. The comparison includes the larger debt and payments. Annual cash flows and released cash are invested at your 6% assumed return; deficits reduce the result on the same basis.
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 |
Keep your property decisions together.
Save dated reviews, compare changed assumptions and include your own tax estimates with Plus. $10/month. Saved reviews stay readable after cancellation.
How the comparison works
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.