SFH rental & Retirement Planning

[Mica Moore]

 My concerns and focus in this phase of my life is long-term financial planning - retirement etc (46).

I dont have any retirement savings except my job offers a State Pension and I own 2 single family houses. But no 401K or IRA.

I have $67K in non- mortgage debt that I am snowballing. $185K of mortgage debt on my primary. The rental is free & clear with a market value of $185K. So im trying to figure out based on my situation what is the best move for long-term financial sucess.

Now the rental is bringing in $800 net cash flow monthly, after all expenses are paid. I have an excellent long-term tenant who causes me no landlord headaches. The area and home does not appreciate very rapidly though. I bought it for $170K and 2.5 years later its worth $185K.

Is it better to keep the rental (as part of my retirement planning) as a long- term investment or should I sell, pay off all consumer debt ($67K) and put the left over cash in IRA, 401K, HYSA? The net from a sale would be about $100K.