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Free tool · Seller ReadinessCompare selling your home now with renting it for a few years and selling later, using your own numbers. See monthly cash flow, the rent you would need to break even and what each path could leave you.
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The analyzer gives planning estimates, not answers. Here is what each result can and cannot tell you.
A negative number means you would add money each month to keep the home rented. Some owners accept that while the loan is paid down; others cannot carry it.
Try this: raise vacancy and repairs a few points and see whether the result still works.
Compare it with rents for similar homes nearby. If break-even sits above what the market pays, plan for a recurring cash shortfall. Future value changes and loan paydown do not pay today’s bills.
Try this: ask a property manager for a rent range, not a single number.
Rent, then sell adds future sale proceeds to total rental cash flow. Small changes to value growth can swing the gap, so test a low, middle and high case.
Remember: taxes are not included. Rental use can change how a later sale is taxed.
Estimate the cash available at closing after selling costs and loan payoffs, and account separately for preparation spending.
View the calculator →Short answers about how the analyzer works.
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No. Income taxes, depreciation and capital gains are not included, and they can change the result. Rental use, prior occupancy and military service can affect how a sale is taxed. IRS Publication 523 explains the home-sale rules; review your figures with a tax professional.
Your latest mortgage statement gives the balance, rate and payment. Your tax bill and insurance policy give yearly costs. A local agent’s market analysis can help with value, and a property manager or comparable listings can help with rent.
There is no single right figure. Owners often underestimate both, so try a cautious case alongside your expected case and see how much the result moves.
Ask your lender about occupancy terms, your insurer about landlord coverage, and your city or county about local rental rules and registration.
Educational planning only, not legal, tax, financial or real estate advice. Results depend on your assumptions and may omit costs. Confirm decisions with qualified professionals where the property is located. Printing includes the current tab; export a backup for all entries.
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