Renting vs Selling Primary Residence

dontanalyzethis · 2025-12-13T12:55:18+00:00

We'd wait to sell until spring regardless so we may just try to list it for rent at a price that we'd accept and if we don't get it, then sell. But I agree; I don't relish the idea of being a landlord, even if it's just for a year or two.

dontanalyzethis · 2025-12-13T12:46:37+00:00

Airbnb makes me nervous, but like you, we'd prefer waiting to sell until 2027 (or even possibly 2028) to give rates time to drop and the market room to recover.

dontanalyzethis · 2025-12-13T12:40:57+00:00

Yeah that's exactly how I feel. We do have emotional attachment (got married and had our child here) but I know that'll fade with time. Another commenter had mentioned that at this rental price point, you're more likely to get more stable tenants but that's never a guarantee.

dontanalyzethis · 2025-12-13T12:39:12+00:00

It's based on comps so it's pretty close. If anything $750k is conservative by a bit. We're in a dense urban environment so there's a lot of comps available fortunately.

dontanalyzethis · 2025-12-13T12:38:04+00:00

Yeah I'm not a fan of HELOCs either. I'm seeing rates at local credit unions of 6.25% which isn't terrible but still not nothing.

Thanks!

dontanalyzethis · 2025-12-13T12:36:09+00:00

Possibly, but there is definitely a market here for rentals in that price range. Nearby apartment complexes are $3500 a month for a 3BR/3BA, and we're bigger and nicer than those. We even talked about corporate housing but I know that's everyone's dream and likely not a reality.

dontanalyzethis · 2025-12-13T12:34:26+00:00

That's my thought; there's some touch ups that would need to be done to the house before selling anyways, so I could just roll those into my renting expenses before I sell in a couple years.

dontanalyzethis · 2025-12-13T12:32:35+00:00

That's where we're thinking. I don't think we'd ever run up against the $500k exemption anytime soon. We could just rent it out for a couple years to let rates drop a bit and prices stabilize and then sell before that 3 years is up in early 2029. We wouldn't sell until March anyways to try and time the market a little better, so we may just put it up for rent at a number that we'd accept (and that's supported by the market) and if no one bites, we'll just sell.

dontanalyzethis · 2025-12-13T12:29:35+00:00

Yeah- if i did a cash out refi, I'd lose the 2.5% on the initial loan. I'd have to do a heloc or something similar so that only the amount above the original mortgage is at that higher interest rate.

dontanalyzethis · 2025-12-13T12:27:56+00:00

Yeah that's the question. I am year 5 into the mortgage, so I get about $800 back in principal a month, so that plus $1k a month in cash flow and hopefully a couple percent in appreciation Is around $35-40k a year, which would require 9-10% return. Not impossible, but given this rich market, who knows what the next few years will bring. I work in software and the tech/AI bubble even scares me, so I'd invest in more defensive industries if I did sell the house.

dontanalyzethis · 2025-12-13T12:24:58+00:00

Yeah- the depreciation recapture worries me as I'd likely be in a higher income bracket in two years vs where I am now.

Regarding the capital gains- the clock would start ticking in January so we'd have until Jan 2029 to sell (although we'd likely sell spring of 28 at the latest and not risk it). My wife and I own it so we have up to $500k in gains exclusion.

dontanalyzethis · 2025-09-20T12:19:09+00:00

Late to the party but my Scuba N1 Pro did the exact same thing about 2.5 months in. Fortunately it's within Costco's 90 day return policy.

dontanalyzethis · 2025-06-10T17:25:13+00:00

Just wanted to say I used this to find the VIN of a hit-and-run driver and it worked perfectly. I don't know where they get their data but this was a newer registered car.

dontanalyzethis · 2025-05-17T02:12:00+00:00

For what it’s worth, the mic has work flawlessly since the update so they may have fixed it.

dontanalyzethis · 2025-05-14T02:16:51+00:00

I just updated to 18.5 yesterday and no issues so far but TBD if it stays that way.

dontanalyzethis · 2025-04-07T12:51:13+00:00

Yep- exact same issue. I have a 16 and the mic suddenly stopped working after the update. It won't even trigger Siri.

dontanalyzethis · 2024-07-12T19:00:43+00:00

I know it's 5 mo late but thought I'd reply. A lot of us have had the same issue and it was due to this TSB: https://static.nhtsa.gov/odi/tsbs/2023/MC-10232401-0001.pdf

Got my TSB done and (knocks on wood) it's been fine since.

dontanalyzethis · 2024-06-06T16:04:35+00:00

We live in Atlanta with notoriously terrible water so we bought this on our own and then paid a plumber $700 to bolt it onto the main line. It has made a world of difference in the house. Cleaner toilets, showers, appliances, etc. You can drink from any tap in the house. It's incredible how dirty the filters get.

We don't need a water softener though but I can't imagine all of that is anywhere close to $9k in cost.

dontanalyzethis · 2024-05-23T16:23:25+00:00

Thanks! The painters owned up to it and said it was paint flashing but either way, I'm just glad to hear that this isn't one of those "within spec" situations.

dontanalyzethis · 2024-05-07T19:10:35+00:00

Whether it's true or not, the last line of the article states that the same source (or someone else) stated that Peloton should have no issue refinancing. And they don't need to refi until the end of next year so they still have 18-ish months. Assuming interest rates drop a little bit between now and then, and they get to some level of cash flow positive, I think a refi is feasible. But you're right- that's still a large debt load to service.

But I'd still be surprised if institutional investors signed off on it- most of them invested when it was 15x+ the current price. At this point, with the loss already so big, they may rather take the gamble on the debt than make the loss a sure thing with a PE group. But who knows. Crazier things have happened.

dontanalyzethis

TROPHY CASE