Sell or hold an investment property (4.75% rate)

[Griffin Brenseke]

I wanted to get your thoughts on a real estate decision I’m considering.

I bought a 3/2.00 home in Tampa, FL in April 2022 for $245k at a 4.75% interest rate, I still owe $210K on the loan, my RE agent thinks it could sell for $280k ($70k in equity). It's cash flowing about $50/month after everything (PITI, flood insurance, home warranty, excess liability & termite protection) - if I got ride of termite it would cash flow $125.

I’m thinking about selling it but wanted to hear your perspective, especially since the interest rate is so low at 4.75% & I don’t necessarily like the idea of selling an investment property but know my money could potentially be better elsewhere. I have not explored 1031 exchange but given current interest rates may be tough to find a cash flowing deal elsewhere.

Thanks!

[Leo Gregoire]

i would sell the property. $50/mon cashflow is essentially breaking even and even with the $125/mon you're not cashflowing enough to justify the risk, i don't think. As Elias mentioned above i think you're insurance costs will continue to rise and while the property may appreciate as well i don't think juice is worth the squeeze. Virtually any cap ex expense will wipe out more than a years returns. 

The interest rate is nice, if there was a way to increase the cash flow to ~15% or greater COC you could pull a HELOC on the property for 9% and collect the delta.

again though, i would suggest selling it and trying to lock up a property or two with the proceeds that required some sweat equity, force appreciation through a reno, rent it out, refinance and repeat (BRRRR)