Should you keep it,
rent it, flip it, or sell?
Five calculators that cut through the noise. Run the real numbers on any property decision in under two minutes — no spreadsheet required.
Five calculators. Every property decision.
Pick the one that fits your situation. Each tool is independent and free to use.
Keep or Sell
Compare selling now versus holding as a rental. See your 5-year wealth difference side by side.
Rental Calculator
Analyze monthly cash flow, cap rate, and cash-on-cash return. Includes BRRRR refinance projection.
Flip Calculator
Project your profit and ROI. Get the 70% rule max offer and a full cost breakdown.
Sale Proceeds
See what you net after commission, closing costs, and payoff — plus capital gains and depreciation recapture.
Cap Rate
Find the cap rate from NOI and price — or reverse it to the max price for a target return.
Built for people who think in numbers
KeepOrSellCalc was built by real estate investors who got tired of rebuilding the same spreadsheets for every deal. The formulas here — cap rate, cash-on-cash return, mortgage amortization, 70% rule, BRRRR recycle — are the same ones professional underwriters and property managers actually use. Every assumption is adjustable, every formula is explained. No account, no upsell, no black boxes.
Common real estate questions
What is a good cap rate for a rental property?
Most investors target a cap rate between 5% and 10%, depending on market and asset class. Single-family in a competitive primary market typically runs 4–6%; small multifamily in secondary markets often hits 7–9%. A higher cap rate means more income relative to value — but generally reflects higher risk or a less liquid market, not a free lunch.
Calculate cap rate for your deal →What is the 70% rule in real estate?
A quick screen for fix-and-flip deals: don't pay more than 70% of ARV minus repair costs. If a home's ARV is $300,000 and repairs are $40,000, the max offer is $170,000. It's a starting point — experienced flippers adjust for local carrying costs, market velocity, and financing. The rule exists to leave room for surprises, which always come.
Run the 70% rule on your deal →What is cash-on-cash return and why does it matter?
Cash-on-cash return measures your annual pre-tax cash flow as a percentage of total cash invested — down payment, closing costs, and repairs. Unlike cap rate, it accounts for your specific financing and tells you the actual yield on money you deployed. Most rental investors target 6–10% cash-on-cash. Below 6% is difficult to justify versus a passive portfolio unless appreciation is part of the thesis.
Calculate cash-on-cash for your property →Should I sell my house or rent it out?
It depends on net proceeds versus long-term wealth from rental income, equity paydown, and appreciation. Keeping usually wins over 7–10 years in appreciating markets if cash flow is positive. Selling makes sense when cash flow is deeply negative, you need the liquidity, or you can deploy the equity at a better return elsewhere. If you have a sub-4% mortgage, that rate alone is often a reason to hold.
Compare your keep vs sell numbers →What is BRRRR investing in real estate?
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property below market, renovate it, place a tenant to stabilize income, then do a cash-out refinance at 75% of the new appraised value. If your all-in cost is below that 75% threshold, the refinance returns your full original capital — and you still own the property. Done well, it lets you scale a rental portfolio without continuously raising new cash.
Estimate your BRRRR refinance →How do you calculate monthly cash flow on a rental?
Monthly cash flow = effective rent − operating expenses − mortgage payment. Effective rent is gross rent multiplied by (1 − vacancy rate). Operating expenses include property tax, insurance, maintenance, property management, and HOA. The mortgage covers principal and interest. The most common mistake is omitting vacancy and maintenance — those two alone can turn a modestly positive deal into a negative one.
Calculate your monthly cash flow →What expenses do investors forget when analyzing a rental?
The most commonly omitted costs: vacancy allowance (budget 8% even in tight markets — units sit between tenants), capital expenditure reserve for roof, HVAC, and appliances (5% of rent annually regardless of property age), and routine maintenance separate from capex (another 8–10% of rent). If someone underwrites a rental using only taxes and insurance as expenses, the numbers are almost certainly wrong. Full operating expenses on a single-family rental typically run 40–50% of gross rent.
Run the numbers with full expenses →Is it more profitable to flip or rent a property?
Flipping generates a lump-sum profit taxed as ordinary income. Renting builds wealth gradually through cash flow, appreciation, loan paydown, and depreciation tax benefits. Flipping is better when you need near-term liquidity, the margin is strong, or the property won't cash flow as a rental. Renting is better when cash flow is positive, appreciation is strong, or you're building a long-term portfolio. Many investors flip early to build capital, then shift to renting to build lasting wealth.