Rent vs. List
For an owner deciding whether to sell a rental now or keep it. Compares the cash from selling today, invested, with keeping it and selling later.
Open the Rent vs. List calculatorStep by step
- 1
Enter today's numbers
Type the home value, selling costs, loan balance, loan rate and years left.
- 2
Enter the rental
Type the rent, vacancy, property tax, insurance, maintenance and management as a percent of rent, and HOA. Year 1 cash flow shows below.
- 3
Set the years ahead
Slide the years they'd keep it (1 to 30) and set appreciation, rent growth and the return if sold and invested.
- 4
Add taxes if you want
Under More details, set cost growth and turn on rough taxes on the sale with basis, depreciation and a capital gains rate.
- 5
Download the PDF
If you like, pick a client and property in the Client & property menu above the button so the PDF says who it's for. It doesn't change your numbers. Download the Keep the Rental or Sell PDF with your name, photo and phone on it; it saves to the Results tab.
- 6
Send it to clients
The Share tab has your branded link for this calculator, with buttons to copy, text or email it. Clients can run it there on their own.
Reading the results
The top line says whether keeping or selling now comes out ahead after the years chosen, and by how much. Keep means what they'd walk away with selling in that year plus the cash flow collected along the way.
The year-by-year table shows both paths. Past 10 years the screen shows selected years; the PDF has every year.
Assumptions
Cash flow isn't reinvested, and returns on the invested sale money aren't taxed. Sale taxes, when on, are rough federal estimates: depreciation at 25% and the rest at the capital gains rate. Estimate, not tax advice.
What the PDF has
The sell-now math, the keep-it math and a year-by-year table.
On your branded page
Clients can run this calculator on your branded page, techybroker.com/b/{handle}, under Investing. To download the PDF they give a name and an email or phone. That adds them to your clients, and their runs and downloads show in Activity.
Questions
Why are taxes off by default?
Basis and depreciation vary a lot. Turn them on under More details once you have the owner's numbers.
Can I use it for a landlord thinking of listing?
Yes, that's what it's for. Send it from the Share tab or run it with them.
Related
A quick look at a rental: monthly cash flow, cap rate, cash-on-cash return and where it goes over 5 and 10 years.
Shows what a replacement property has to be to defer all the gain, any boot, and a rough tax on the boot.
Estimates the taxable gain on a home sale after the primary-home exclusion, and a rough federal and state tax. A starting point for a talk with a tax professional.