Keep it as a rental, or sell it now?
Selling frees the equity today. Renting keeps the appreciation and the cash flow, and it keeps the responsibility. This puts both on the same page so you can see the gap.
Side by side
Sell now
$103,000
Equity in hand after selling costs and paying off the balance.
Rent for 10 years, then sell
$317,571
Cumulative cash flow plus equity at the end.
| Net monthly cash flow after management | $1,063 |
|---|---|
| Net annual cash flow | $12,756 |
| Cumulative cash flow over the hold | $127,560 |
| Equity when you sell later | $190,011 |
| Difference | $214,571 |
On these numbers, renting for 10 years comes out $214,571 ahead of selling today.
Management is counted at $137 a month, our Plan Two rate, with no leasing fee. Taxes are not modelled. Depreciation, capital gains and the primary-residence exclusion can move this materially, so take the arithmetic to your CPA.
What the calculator assumes
- Sell now is value, minus the cost to sell, minus your mortgage balance.
- Appreciation compounds annually on the property value. The default of 3 percent is deliberately conservative.
- Cash flow is rent, minus your operating expenses, minus the flat management fee, times twelve.
- Rent then sell is cumulative cash flow plus equity at the end of the hold.
- Rent increases are not modelled, which makes the renting case conservative.
- Principal paydown is not counted as a separate gain, which also makes renting conservative.
Two things this cannot tell you: whether you want to be a landlord, and what your tax situation does to the answer. Both matter as much as the arithmetic.
Common questions
Should I rent or sell my house in Columbus?
It depends on three numbers: what the property clears as a rental each month, how much equity you would free up by selling now, and how long you would hold. On the example here, a $275,000 property renting for $1,650 nets $12,756 a year after expenses and management.
How do I know what my property would rent for?
RL Property Management gives a free rent evaluation using our own portfolio data across 700+ Columbus-area units plus current market comps, rather than an automated estimate. Median rent across our portfolio is $1,708 for a three bedroom.
What does it cost to sell a house in Columbus?
Selling costs generally run around 6 to 9 percent of the sale price once commission, title work, transfer taxes and typical concessions are counted. The calculator uses 8 percent by default and you can change it.
What expenses should I count on a rental?
Taxes, insurance, maintenance, and a vacancy allowance. Management is counted separately here so you can see it on its own line. Do not forget the turn between residents, which is the cost most first-time landlords miss.
Does this account for tax?
No. Depreciation, capital gains treatment and the primary-residence exclusion can all move the answer materially, and they depend on your situation. Take this arithmetic to your CPA rather than treating it as advice.
What if I am not sure I want to be a landlord?
That is a fair answer and the numbers do not settle it. Some owners should sell even when renting projects better, because they do not want the exposure. We will say so plainly when selling is the better call for you.
Last verified September 2026. Reviewed by Peter Lohmann, Principal Broker and CEO.
Not sure what it would rent for?
That one number changes the whole answer. A free rent evaluation uses our own portfolio data and current comps.