Should you rent out your home or sell it?
Compare the wealth you would build by renting your property against selling today and investing the proceeds. Adjust the numbers to match your property and see the difference year by year.
Advanced assumptions
See the year-by-year breakdown
| Year | Net cash flow | Home equity | Wealth renting | Wealth selling | Difference |
|---|
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We will send your rent vs sell comparison so you can review it with your numbers on hand.
Every property is different. Get a free rental analysis with the real market rent for your address before you decide.
Get a Free Rental AnalysisEstimates are for general information only and are not financial, tax, or legal advice. Projections use your inputs and simplified assumptions, and actual results will vary. Talk to your advisor before making a decision about your property.
McCaw Rent VS Sell Calculator
Frequently Asked Questions
How does the rent vs sell calculator work?
The calculator compares two paths for your property over the number of years you choose. If you rent it out, your wealth is the equity you build through appreciation and loan paydown, plus the rental cash flow you collect after mortgage payments, taxes, insurance, maintenance, and management fees. If you sell today, your wealth is the net sale proceeds invested at the return you expect. The difference between the two tells you which path builds more wealth for your situation.
What does the break-even point mean?
Selling often looks better in the first year or two because renting starts with make-ready costs and the money from a sale starts compounding right away. The break-even point is the year when renting catches up and pulls ahead. If you plan to hold the property past that year, renting typically builds more wealth. If you expect to need the money sooner, selling may make more sense.
Why does year 1 cash flow look low?
Year 1 includes one-time make-ready costs, the repairs and preparation needed to get the property ready for a tenant. After that first year, cash flow reflects normal operations: rent at your expected occupancy, minus the mortgage, taxes, insurance, maintenance, and management.
What costs does the calculator include when selling?
The final year of the rental scenario includes agent commissions and closing costs, plus transfer costs, so the comparison is honest about what it takes to exit later. Selling today includes transfer costs on the current value. You can adjust both percentages in the advanced assumptions.
Is my rent estimate realistic?
The rent you enter drives the whole rental side of the comparison, so it is worth getting right. McCaw Property Management offers a free rental analysis that tells you what your property would actually rent for in today’s market, based on comparable rentals in your area.
Should I rely on this calculator to make my decision?
The calculator is a planning tool, not financial or tax advice. It uses simplified assumptions and does not model every factor, such as depreciation deductions or capital gains taxes, which depend on your personal situation. Use it to understand the trade-offs, then talk to your tax advisor and to a local property manager before deciding.