Rent vs Sell Calculator

How to decide whether to rent or sell your Metro Detroit property

The rent-vs-sell decision comes down to one question: which path leaves more money in your pocket, on a timeline that actually works for you? For most Metro Detroit investors, the answer hinges on four levers — your equity position, local rent levels, expected appreciation, and how much the property costs you to hold. The calculator above models all four. This guide explains what each one means and how to think about it like an investor, not an accidental landlord.

What "sell now" actually nets you

Selling looks simple on paper — you get the sale price. But the number that matters is your net proceeds: sale price minus selling costs (typically 6–8% for commissions, closing, and prep) minus whatever you still owe on the mortgage. That net is the real cash you'd have to redeploy. If your equity is thin, selling costs can eat a surprising share of it.

What "rent and hold" actually nets you

Renting pays you two ways: monthly cash flow while you hold, and appreciation-driven equity when you eventually sell. But cash flow isn't gross rent — you have to subtract operating costs (property taxes, insurance, maintenance, and management, typically 35–45% of rent in Metro Detroit) and vacancy (a realistic 4–8% per year, not zero). The calculator discounts the future equity back to today's dollars so you're comparing apples to apples.

The factors most owners underestimate

• •Vacancy. Even a great tenant turns over eventually. One month vacant per year is ~8% lost, plus turn costs.
• •Operating costs. Self-managing landlords often forget reserves for capex (roof, HVAC, furnace) that hit every 5–10 years.
• •Time horizon. Renting usually wins on longer holds because appreciation compounds and selling costs are deferred. On a 1–2 year horizon, selling costs can dominate.
• •Your time. Self-managing has a hidden cost — the hours you spend on the property are hours not spent acquiring your next one.

When the calculator says "it's close"

If renting and selling are within a few percent, the math is no longer the deciding factor — your goals are. Selling wins if you need liquidity, want to redeploy into a different market or asset class, or are done being a landlord. Renting wins if you want passive cash flow, believe in Metro Detroit appreciation, or want to keep the tax benefits of depreciation. A 15-minute call with our team can help you pressure test the numbers against your actual property.

Next step: a free rental analysis

This tool gives you a directional estimate. For a property-specific number — real comparable rents for your neighborhood, a rent-ready checklist, and a management quote — request a free rental analysis. We'll also walk you through whether our Guaranteed Rent Program makes holding the property a hands-off decision.