Sell vs Rent My House Calculator

Required inputs

Home value (sale price today) Remaining loan balance Estimated monthly rent

Primary residence dates (for simplified sale tax)

Month/year moved in Month/year moved out (or planned future move out date)

Current mortgage (for amortization)

Current interest rate (APR %) Month/year loan ends We’ll calculate years remaining automatically. Monthly property taxes (T) Monthly insurance (Ins)

Note on P&I

We compute monthly principal & interest from balance, rate, and loan end date. If you want, you can override monthly P&I for cash flow in Optional Assumptions.

Refinance (RENT w/ REFI)

Refi interest rate (APR %) Cash-in principal paydown at refi We assume this same cash exists in all scenarios at Year 0 so starting net worth is equal.

Optional assumptions ▾

Sale closing costs (% of sale price) Market return (annual %, nominal) Home appreciation (annual %, nominal) Inflation / rent growth (annual %, nominal) Vacancy (% of rent) Repairs & maintenance (% of rent) CapEx (% of rent) Property management (% of rent) Often 8–10% if you use a property manager. Tax on positive rental cash flow (%) Refi term (years) Refi closing costs (% of new loan) Non-Rental Income rate (withdrawal %, annual) Used for Non-Rental Income (rule-of-thumb). If lived < 2 years: cap gains tax rate (%) Optional: estimated cost basis (only used if lived < 2 years) If blank, we assume cost basis = sale price ⇒ no capital gain (simple assumption). Optional: Override current monthly P&I for cash flow If you enter a value, we use it for cash flow only. Payoff still uses amortization math.

Tax simplification

If time in the home is 2+ years, we assume 0% capital gains tax on sale. If under 2 years, we apply the cap gains rate to (sale price − cost basis) if provided. This is a simplified rule-of-thumb, not tax advice.

Net worth + income snapshots

Year	SELL		RENT (w/o REFI)		RENT (w/ REFI)
Year	Net Worth	Income Potential	Net Worth	Income Potential	Net Worth	Income Potential

Required inputs

Primary residence dates (for simplified sale tax)

Current mortgage (for amortization)

Refinance (RENT w/ REFI)

Results

Results Summary

Net worth + income snapshots