Rent vs. sell calculator.
A side-by-side look at renting your home out against selling it.
Rent or sell
Many homeowners who move decide between renting out their current home and selling it. Both are legitimate strategies; they simply serve different goals. This tool compares the monthly income picture of renting against the one-time proceeds of selling.
The rent vs sell tool
Should this house earn rent or become cash?
Move the sliders for the rent, the costs of holding the property, and the proceeds a sale would free up. The dark panel updates in real time with the cash-flow picture and a verdict you can act on.
Your situation
What the home would realistically rent for in its Las Vegas neighborhood.
Mortgage, taxes, insurance, HOA, repairs, and vacancy allowance on the rental.
What the sale would leave you after costs and payoff, your cash alternative to renting.
How long the property would stay a rental before you revisit the decision.
Where you land
Live
The cash-flow gauge
Left means the rental bleeds more than it brings in. Right means the rent clears the costs with real margin. Your position moves with every change above.
Outcome: A stretch
Your verdict
Live
- Monthly cash flow
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rent less the full costs of holding it
- Annual cash flow
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before repairs, vacancies, and management
- Cumulative over your hold
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cash flow over the holding period, not counting appreciation
- Years to match sale proceeds
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rental cash flow needed to equal the $140,000 sale proceeds
Strategist insight
The rent clears the holding costs, so the property is self-supporting, but the rent check is not the whole picture: repairs, vacancies, and management eat into that margin, and appreciation and taxes are not in these numbers. A cash-flow positive rental is a legitimate asset; just make sure the decision is about the long-term plan for the equity, not the monthly check alone.
Let's look at your options.
Planning estimate
This is a planning estimate for discussion, not investment, tax, or lender advice. A fuller disclaimer, including the professional guidance to seek, sits below the calculator.
Your next step
Let's look at your options together.
The comparison above is a planning estimate, not an investment recommendation. On a free strategy call, we walk through your real numbers, talk through what the rental or the sale would actually do for your goals, and shape a plan that fits your situation. What matters most to you is where we start.
Free and private. No pressure, no obligation.
A note before you decide
This calculator is general educational guidance, not tax, legal, investment, or financial advice. The figures are estimates for planning only: they simplify carrying costs, and they do not model appreciation, depreciation, property management, vacancies, or the tax treatment of a sale, so treat them as a starting point, not a final answer. A qualified real estate professional, tax advisor, and financial advisor should be consulted for your individual circumstances before you act on what this tool suggests.
Start With Your Home's Estimated Value
Enter your address to receive an estimated value, compare your selling options, and explore an immediate cash offer.
Your options
These are the roads a Las Vegas homeowner can take
The verdict above is about one decision: rent or sell. Whatever it says, the option that fits your situation still deserves a real look with real numbers, and these are the routes a Las Vegas homeowner can take.
Traditional listing
Maximum market exposure and typically the greatest potential net, on the longest timeline with the most prep and showing.
Explore the pathCash offer
Speed and certainty, often with a lower net and service fees. Fewer inspections and less disruption.
Compare the numbersRenovate to sell
Improve what the market pays for to lift the price and net, when the work clears the cost test.
See the mathTrade-in program
Coordinate selling with buying your next home on one timeline, so your equity arrives when you need it.
Explore the planSell and stay
Unlock equity and rent back on a fixed term when selling on your terms matters more than moving now.
See how it worksList With a Twist
A multi-path sale through The Lockhart Method: MLS exposure, an instant cash-offer backup, and rent-to-own outreach running at once.
Explore the multi-path saleDo nothing, or something else
Sell, rent, renovate, or stay are the four roads. Sometimes the right answer is none of the selling routes.
Work through the fourBeyond the math
Renting and selling are different strategies
Renting keeps the asset and its long-term potential; selling converts it to cash you can put elsewhere. The right choice depends on your goals, your capacity to manage a property, and the numbers, not on a default preference.
Investors weigh this daily
Is this house a rental asset?
The investor guides cover cash flow, cap rate, and the long-term hold decision.
Next step
The right answer starts with a conversation.
Bring these numbers. I will help you see the options you cannot see from the inside: what the rental really nets after the months no one talks about, what the sale frees up, and which path serves the life you are building. No pressure, just a clear strategy.
If you would like to talk through your situation, the first conversation is free and private. We will start from your numbers, not a script.
This calculator is a planning estimate, not a lender or legal determination.