Property decision engine
See what you actually keep after tax.
Hold, Sell, Refi, or 1031.
A rigorous, after-tax comparison of the four things you can do with a rental property today — judged on 10-year terminal wealth, IRR, and equity multiple. Not a spreadsheet. Not a sales pitch.
Free while in beta. No account required.
What it computes
Hold
Collect after-tax cash flow for 10 years, sell in year 10 and pay full tax then.
Sell Now
Pay depreciation recapture + LTCG + NIIT + state tax today, reinvest at your alt return.
1031 Exchange
Defer all tax into a replacement property. Fresh depreciation on carryover basis.
Cash-Out Refi
Pocket tax-free cash-out today, keep the property, ride the new debt service.
Methodology, without hand-waving
- • Federal ordinary and LTCG brackets from IRS Rev. Proc. 2025-32 (2026 tax year).
- • Depreciation recapture per IRC §1250, capped at 25%.
- • Passive loss allowance phased out over MAGI $100k–$150k per IRC §469.
- • 3.8% NIIT (IRC §1411) above $200k single / $250k MFJ.
- • California FTB progressive brackets applied when residence OR property is in CA.
- • 1031 carryover basis and stepped-up basis at death (IRC §1014) modeled explicitly.
- • 5×5 sensitivity grid across appreciation and alternative return, with a "scenarios won" tally.
Planning estimate, not tax, legal, or investment advice. Confirm with a CPA before acting.