Owner Decision Tool

Thinking about selling your rental? Run the numbers first.

Compare what you would really walk away with if you sold today against what the same property could earn if it were run well. Includes selling costs, depreciation recapture and the five-year picture.

Example numbers loaded. Replace them with your own and the results update as you type.
The property
$
$
$
Your loan
$
$
Principal and interest, 12 months.
%
How it performs today
$
What guests paid, after platform fees.
%
Enter 0 if you self-manage.
$
What you pay, after cleaning fees collected.
$
Utilities, insurance, property tax, HOA, supplies, repairs.
Your taxes
%
Use 0 for TX, FL, TN, NV, WA and other no-income-tax states.
$
From your tax returns or CPA.
What "fixing it" means here
Running it yourself, with the right systems
%
10% is conservative for a poorly priced listing.
$
Messaging, dynamic pricing, cleaning scheduling.
$
Systems setup, photos, design refresh.
Cost segregation study
%
Typically 20–35% for a furnished STR.
$
Market and sale assumptions
%
Agent commissions plus closing costs.
%
Land can't be depreciated. Check your county assessment.
%
%
Your five-year picture
…

Where you'd stand in five years

Cash and equity in hand at the end of year five, after taxes, for each choice.

If you sell today

What actually reaches your bank account.

If you fix how it's run

The same property, one year, today versus self-managed with better pricing.

Talk it through live this Wednesday

Every Wednesday at 12pm Pacific, Brad Hunter answers owners' questions live: whether to sell, how to fix the numbers, and what the taxes really look like. Bring your numbers. It's free.

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Free live Q&A · Every Wednesday

Sell or Fix? Get your questions answered live.

Wednesdays · 12:00–1:00pm Pacific · Online

Brad has owned and self-managed short-term rentals for more than 20 years. In this open session he walks through real owners' numbers and answers questions on the spot.

  • Should you sell, fix, or restructure?
  • What you'd really net after recapture and taxes
  • Firing your property manager without losing your reviews

Pick this week's session below. The numbers you entered above are attached to your registration so Brad can prepare.

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Estimates for education only, not tax, legal or investment advice. Talk to your CPA before you sell or file anything. Assumptions: the building is depreciated over 27.5 years (residential rental schedule; your CPA may use 39 years for stays averaging 7 days or less); depreciation recapture on the building is taxed at up to 25%, and on cost-segregated components at ordinary rates; bonus depreciation follows the year you bought (100% for 2018–2022 and 2025 onward, 80% for 2023, 60% for 2024); state tax applies to the whole gain; cash flow is held flat for five years and is not reinvested; any tax savings from cost segregation assume the losses can offset other income.

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