Continue renting or sell - need advice

[Layla Rahm]

Hello. I own a property in Atlanta that I purchased as a foreclosure in 2008 for 340k. I completely renovated it and spent about 60k on it. The two mortgages on the property are $2400 total (of which $350 is principal). First mortgage is 30 yr 2.875 adjustable. And a second heloc.  I've been renting it out for about $2800/month and my tenants are getting to move out. I can rent it out for about $3200-3300 now. We have never had a problem renting. We usually have it rented in one weekend with great tenants (professionals, high income, never had any problems with any tenants before). Houses of the same size on that same street are selling for about 450k. Last month one went on the market for 450k and sold in 1 day. Another went on the market last week and sold for 455k in 1 day. My yearly expenses on the property so far have been around $1000/yr. We have never had 1 month that its been vacant.

I just don't know if I should sell or continue renting. Would it make more sense to hold on to it and sell next year or in a few years? I don't need the cash now. I live in another state and my father has been managing it, though there really isn't much to manage. 

[Bill Jacobsen]

I place your yearly  increase at about $$20,000.  This includes appreciation, equity buildup and cash flow.  I have modified your cash flow to include possible vacancy, capital reserves, and management.  I know your Dad is doing the management for free but to evaluate as an investment, the modifications must be made.

I don't know how much cash would be thrown off  if you sell.  I estimate the net sale proceeds to be about $396,000.  You need to subtract the amount you owe from this amount.  For instance, if you owe $300,000 then you have $96,000 in equity.  As I said above you are earning about $20,000 on the equity or about 20%.

That would be a nice return on a good house.  Earning a good return + the fact that you don't want to reinvest right now would indicate to me that you should keep it for right now.

The best to you.

Bill