To sell or not to sell...

[Chad Duncan]

I have an investment property in Oregon and am pondering selling the place, but am unsure of what would give me the largest return. Some of the facts about the property;

- It's worth roughly $400k, but I think I could sell it for $390k.

- I bought it for around $265k in 2016

- I owe roughly $250k

Essentially, after taxes, real estate fees, etc. I will net roughly $95,000. I put around $25k into renovations, and when I lived in or "house-hacked" the duplex, I gained that $25k back plus some by saving rent I would have otherwise paid elsewhere. The duplex itself has much-needed repairs that are coming due, mostly cosmetic, but still roughly $23k to get the property perfect. I currently net roughly $250 a month after mortgage, management, expenses, maintenance, cap ex, etc. However, after October, when the new tenants come in I should net roughly $450 a month.

I will be the only other duplex in the city I invested in and the market I am in has very little multifamily available and plenty of buyers left. For those who are analytically inclined, I concluded that the after-tax NPV for 30 years is roughly $130k using a 7% rate. That's only for the net cash flows of the rental income, so its more than what I will have in hand after selling ($95k)

What would you all recommend if you were in my situation? As well, I would either reinvest the $95k into some land to build a small home (roughly 6% fixed return) on it to become close to rent free again or dump it into the stock market as I am an investment advisor anyways and know it well (roughly 7%, inflation adj).