Who this is for
You've been a landlord for years and you're tired of the calls, the turnovers and the repairs.
You ended up with a rental through family or a move, and you're not sure it's worth keeping.
You own several doors and want to know which ones to sell, keep, or trade up.
Sell now or keep it: run your numbers
Enter what you know. Everything stays on your screen; nothing is saved or sent unless you ask for an analysis below.
More assumptions
To compare fairly, the verdict assumes that if you sell, your cash at closing earns the rate in "More assumptions" (4%/yr by default) over the same years. Net operating income: . Estimates before income taxes. Selling a rental can trigger capital gains and depreciation recapture; a 1031 exchange may defer them. Talk with a CPA. This tool is for education, not financial or tax advice.
Local rent benchmarks
HUD's Fair Market Rents for the Waterloo–Cedar Falls area (Black Hawk and Grundy counties), effective October 1, 2026. They're set near the 40th percentile of local rents, so plenty of well-kept homes rent for more.
Source: HUD FY2027 Fair Market Rent schedule.
Selling a rental in Iowa: what to know
- Tenants usually stay. An existing lease generally continues after a sale, and leases and security deposits transfer to the new owner at closing.
- Showings need notice. Iowa landlords must give at least 24 hours' notice before entering (Iowa Code 562A.19). Tenants who feel respected make showings easier.
- Occupied or vacant changes your buyer. Investors often like a home with a good tenant in place. Owner-occupant buyers usually need it vacant, and they tend to pay more.
- Taxes are part of the math. Capital gains, depreciation recapture and 1031 exchanges deserve a conversation with your CPA before you list.
- Prep looks different. A rental may need more cleanup and repairs before photos, so a pre-listing walkthrough is worth it.
Own several rentals? See them on one page
If you own a few doors, I can build you a private portfolio page: every property's value from recent sales near it, your rent and cash flow, and a "what if you sold one?" picker that shows the cash it would free up. You put in your real rents and payments; the math follows. It's private to you, behind your own code.
Each one gets its own Game Plan built on real Cedar Valley sales, not an online estimate.
Cash flow, cap rate and a keeper-or-sell read for each rental, using your numbers.
When we work together, the page stays live and gets re-valued monthly or quarterly, your choice.
Ask for your portfolio page Already have a code? Open your portfolio →
Common questions
Can I sell my rental with tenants still living there?
Yes. In Iowa, an existing lease generally stays in place after a sale, and the new owner steps into the landlord's role. Your attorney handles the transfer of leases and security deposits at closing. Some buyers want tenants in place; others want the home vacant, which affects who your buyers are.
How much notice do I give tenants before a showing?
Iowa law requires landlords to give tenants at least 24 hours' notice before entering, and to enter only at reasonable times (Iowa Code 562A.19), unless the lease or an emergency says otherwise. Good communication with tenants makes showings go much smoother.
Will I owe taxes when I sell a rental property?
Possibly. Selling a rental can trigger capital gains tax and depreciation recapture, and a 1031 exchange may let you defer taxes by buying another investment property. The rules are specific, so talk with a CPA and, for a 1031, a qualified intermediary before you list.
What are Fair Market Rents?
HUD sets Fair Market Rents each year for the Section 8 voucher program. They're roughly the 40th percentile of rents for standard-quality units, so many market rents run higher. They're a useful benchmark, not a rent estimate for a specific property.
I'll look at what your property would sell for, what it would likely rent for, and lay out selling and keeping side by side. Private, no pressure.
Thanks. I'll be in touch within one business day. — Elvir
Related: The home selling timeline in Iowa · Iowa property taxes explained · Cedar Valley market updates