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The sell-or-keep question is not about how you feel about the property — it is an investment comparison between two futures for the same money. Keep the property and your equity grows with it while the rent pays you an income; sell it and the freed-up equity starts compounding in whatever you invest it in next. This calculator runs both futures over a horizon you choose, with the details that decide the outcome: selling costs that eat 2-5% of the price before you invest a dollar, the monthly cash flow that makes keeping either cheaper or more expensive, and conservative growth assumptions for both sides. The result is a plain comparison of net worth in each future — with the honest caveat that past growth rates are never a promise of future ones.
Compare selling your rental and investing the proceeds against keeping it — property growth plus rent, versus the compounding return on your freed-up equity.
Because a property that costs you money every month is a drag the alternative investment does not have. Two properties with identical growth prospects can produce opposite answers purely on whether they cash-flow positive or negative — the calculator counts it on both sides of the scale.
Typically 2-5% of the sale price once agent commission, legal fees and any loan exit costs land. On a $400,000 property that is $8,000-20,000 the proceeds never see — which is why the calculator subtracts it before compounding the investment side.
Tax, for one: selling can trigger tax on your gains while keeping the property preserves deductions, and the numbers differ by country and personal situation. Run the tax side past a property-savvy accountant — this comparison is educational maths, not advice.
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