A Guided Path to Your
Sell-or-Hold Decision
Five steps. Three scenarios. One clear answer. The wizard walks you through property selection, replacement planning, assumptions, equity reality check, and full scenario comparison.
Select Properties to Sell
Check one, two, or more properties — or none at all. Each selected property gets its own sell month slider and return stream breakdown.
Properties to Sell
Current value $420,000 + 6 months of appreciation at 3%/yr. Adjust the slider to see how the sale price changes over time. Mortgage: $277,200 (-$2,800) Mortgage Payoff — $277,200 at month 6.
Starting balance $280,000 minus 6 months of principal payments. Each payment reduces what you owe at closing.
Projected annual increase in property value. You don’t receive this as cash until you sell, but it builds equity every year. $2,400 Cash Flow — $2,400/yr at month 6.
Net rental income after all operating expenses, mortgage payments, and estimated income taxes. $4,800 Debt Paydown — $4,800/yr at month 6.
Annual principal reduction on your mortgage. Your tenants are essentially paying this for you. $2,100 Cash Flow from Depreciation™ — $2,100/yr.
Tax savings from depreciating the building value over 27.5 years. This “paper loss” offsets taxable income, putting real cash back in your pocket. $1,200 Reserves Return — $1,200/yr.
Return earned on your vacancy, maintenance, and CapEx reserve funds while they sit in a high-yield account.
Current property value. Selling now means no appreciation gain or loss from waiting. Mortgage: $245,000 Mortgage Payoff — $245,000 now.
Current loan balance to be paid off at closing.
Simplified preview — the actual app uses your real property data.
Hover over any return stream value in the app to see a detailed explanation and how it changes over time.
Select Replacement Properties
Choose one or more properties as potential replacements. The app automatically checks 1031 exchange qualification.
Step 2: Select Replacement Property
Simplified preview — the actual app uses your real property data.
Configure Assumptions
Set appreciation, rent growth, commission rate, tax rates, and hold period. Defaults are pre-filled but fully adjustable.
Step 3: Assumptions
Simplified preview — the actual app uses your real property data.
Return on Equity Reality Check
See the gap between what you think you have and what you'd actually receive after selling costs and taxes.
Step 4: Equity Reality Check
Simplified preview — the actual app uses your real property data.
Compare 3 Scenarios
Walk through 10 sections of analysis: sale proceeds, surplus/shortage, Return Quadrant™ comparison, and cumulative projections.
Step 5: Scenario Comparison
Simplified preview — the actual app uses your real property data.
Why Timing Changes Everything
The sell month slider in Step 1 lets you model any future date. Here's how the numbers shift.
| Sell Month | Property Value | Loan Balance | True Net Equity™ |
|---|---|---|---|
| Now (Month 0) | $420,000 | $280,000 | $87,600 |
| Month 6 | $426,300 | $277,200 | $94,500 |
| Month 12 | $432,600 | $274,300 | $101,200 |
| Month 24 | $445,600 | $268,400 | $115,800 |
by waiting 24 months — from appreciation, loan paydown, and shifting tax costs.
Sample data — $420K property, 3% appreciation, $280K loan at 7%. Your results will vary.
Explore More Features
See everything Should I Sell My Rental Property? has to offer.
Return on Equity Reality Check
Most investors use the wrong denominator. See why simple equity overstates your position — and what your real return on equity looks like.
Learn more →3-Scenario Comparison Engine
Compare Keep, Traditional Sale, and 1031 Exchange with sale proceeds breakdowns, surplus/shortage alerts, and cumulative return charts.
Learn more →Return Quadrant™ Analysis
See all four return streams for each scenario — appreciation, cash flow, loan paydown, and tax benefits — classified by Cash Now vs. Cash Later.
Learn more →Cash Now vs. Cash Later
See how much of your return is spendable today vs. building wealth over time — and how that balance shifts when you sell or exchange.
Learn more →More Certain vs. More Speculative
Know how much of your return is locked in by contracts and tax code — and how much depends on the market cooperating.
Learn more →Future Tax Liability Tracker
Track how tax liability shifts across scenarios — latent when you keep, eliminated when you sell, and deferred in a 1031 exchange.
Learn more →Included with All Apps
These features come with every app — no extra cost.
Property Database
70+ fields, auto-save editing, live calculation sidebar, smart search and filtering.
Learn more →Comprehensive Property Data
Every number an investor needs across 11 organized sections with smart field types.
Learn more →Smart Editing & Live Sidebar
Auto-save with 800ms debounce, per-section status badges, and real-time calculations.
Learn more →Property Classification
Tag properties by investment strategy and property type. Filter and sort your entire portfolio.
Learn more →Real-Time Calculations
27 key metrics across 5 categories computed instantly as you type, with clickable walkthroughs.
Learn more →Portfolio Dashboard
Portfolio highlights, property cards, strategy and type breakdowns, overview charts, and cross-app features.
Learn more →AI Property Import
Copy a prompt, paste your MLS listing into any AI tool, and import 20+ property fields in seconds.
Learn more →Start Your Sell-or-Hold Analysis
Five steps to the clearest sell-or-hold decision you've ever made.
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