The 2026 Landlord Exit Calculator: CFK vs. Rehab vs. List vs. Sell As-Is (With Real Net Examples)
Optimize your net, not just the headline price. Run four exits—Cash-for-Keys, Rehab & List, Traditional Listing, and Sell As-Is for cash—through a terminal-grade board with sensitivity on days-on-market, rehab overruns, concessions, and risk. Every slider moves the math in real time.
What This Guide Does (and Doesn’t) Do
This guide prices reality—not marketing. It turns your exit decision into a math problem you can actually solve. We model cash-for-keys timelines, rehab scope ranges, commissions and concessions, carrying costs, fall-through risk, and the cost of time. We also share scripts, checklists, and real-world case studies. What we won’t do is promise a miracle listing in a soft submarket, or pretend a heavy rehab always pays. When you’re ready to see options for your address, get a documented offer or review How It Works.
Landlord Exit Calculator · Net Terminal
Move one slider and watch four exits recalibrate in real time. The board tracks Cash-for-Keys → List, Rehab & List, Traditional Listing, and Sell As-Is for Cash—with risk, carrying cost, concessions, and overruns baked in.
Net Outcomes · Ranked in Real Time
Set your assumptions. We’ll rank four exits and show how far the leader is ahead.
Sensitivity Panel · DOM & Overruns
| Scenario | Traditional List Net | CFK → List Net | Rehab & List Net | Sell As-Is Net |
|---|
Inputs · Your Property & Assumptions
Timing matters—see seasonal leverage in Mortgage Rates at Yearly Lows and realistic timelines in 7–14 Day Closings.
Net vs. Sticker: The Four Costs Owners Undervalue
1) Time eats quietly. Every month you carry a property you’re paying taxes, insurance, utilities, HOA, interest, lawn, and opportunity cost. A “small” DOM miss, stacked with a re-list or repair delay, quickly dominates the spreadsheet. See rate timing effects in Mortgage Rates at Yearly Lows — Playbook.
2) Risk is the probability-weighted cost of things going sideways: financing fall-through, low appraisal, re-inspection failures, weather, contractor schedules, material backorders, or tenant access hurdles. Treat these as line items, not surprises.
3) Scope expands. Rehab budgets don’t just grow; they grow non-linearly when you uncover systems issues. That’s why we default to a conservative overrun sensitivity (+/-10–20%).
4) Concessions are the quiet haircut—seller credits after inspection, minor repairs, appliance swaps, closing cost help. Add a realistic concession rate, even in “balanced” markets. Curious why cash is more common? Read The Rise of Cash Offers (2025). Ready to compare your options? Get your offer.
Risk Taxonomy: Price the Path, Not the Dream
- Financing/Appraisal: low appraisal delta; buyer DTI; lender overlays; condo/project approvals.
- Inspection: structural, roof, water intrusion, electrical panels, galvanized supply, cast iron drains, aluminum wiring, knob-and-tube.
- Permitting: prior unpermitted work, open permits, historic districts, flood zones.
- Market Micro-drift: a long DOM in your micro-zip can flip leverage mid-escrow.
- Logistics: tenant access, estate coordination, out-of-state signers, POA validity, wire timing.
Each risk can be priced as an expected deduction (probability × cost). For example, a 30% chance of a $7,500 roof concession is a $2,250 expected hit. Add these to your listing path; your cash path already internalizes them in the offer. At closing, understand deed differences with Quitclaim vs. Warranty Deed (2026).
CFK (Cash-for-Keys) as a Calendar Weapon
CFK is a voluntary agreement to regain possession on a specific date in exchange for money and/or moving help. It’s not about “rewarding” a bad tenant; it’s about buying back time and removing uncertainty. The calculator treats CFK as: CFK amount + missed rent/legal + short holding to the vacate date, then you choose the retail or cash exit. If you’re weighing CFK vs. immediate sale, we can model both.
Quick Offer Ladder
| Scenario | Start | Ceiling | Target Days |
|---|---|---|---|
| 1–2 months behind, light wear | $300–$600 | $900 | 10–14 |
| 3+ months, moderate wear | $500–$900 | $1,200–$1,800 | 14–21 |
| Heavy damage / complaints | $750–$1,250 | $2,000+ | 7–14 |
Rehab Scope Library: What Actually Moves Value
Systems first (roof, HVAC, electrical, plumbing, structure, water). Cosmetics only after systems stabilize resale risk. Kitchen/bath upgrades materially affect retail value in mainstream neighborhoods; flooring + interior paint lift show-ability; exterior paint + landscaping help curb appeal more than most owners expect.
- Turn-key lift: paint + LVP + lighting + hardware = fast ROI in entry-level areas.
- Mid-range: kitchen doors/paint + counters + mid-appliance bundle + bath refresh.
- Heavy: structural, foundation underpinning, sewer line, full MEP re-work—long lead times and high contingency.
Use the calculator’s overrun slider to reflect the reality that scopes grow as you open walls. If a faster path makes sense, request a cash offer.
Sensitivity Deep-Dive: DOM & Overruns
Two levers dominate: DOM (days-on-market) and overruns. Increase DOM by 1 month in your inputs and watch listing net slide as carrying compounds. Push overrun +10% and note how the rehab path responds non-linearly. In soft submarkets or winter seasons, those two alone can flip the decision toward certainty. When in doubt, build two runs, then compare with a documented cash option. More context on timing here: Mortgage Rates at Yearly Lows.
Three Real-World Case Studies
Case A — Tenant Issue, Solid Bones (Sunbelt SFR)
ARV $315k; light systems, heavy cosmetics; missed rent $3k; CFK took 12 days at $800. Listing net modeled at ~$259k. CFK→light-make-ready net modeled ~$257k. Cash offer landed at $258k. Seller chose cash for certainty and speed—near tie on net, zero headache. If you’re in a similar spot, get an offer and compare.
Case B — Major Systems (Rust-belt Duplex)
ARV $225k; cast iron drains + roof + panel swap; tenant access limited. Rehab path volatile (overrun risk). Modeled cash at ~$168k. Listing after heavy rehab modeled ~$171k but with 4–5 months of calendar risk. Owner picked cash—capital redeployed faster. For why certainty is trending, see The Rise of Cash Offers (2025).
Case C — Turn-Key Condo (Hot Micro-Market)
ARV $410k; HOA healthy; comps tight. Listing net exceeded cash by ~8% with <2 months DOM. Seller listed and won—our team cheered them on. The right answer is the one your net proves.
Recommended Reads to Sharpen Your Numbers
Mortgage Rates at Yearly Lows — Seller & Buyer Playbook
Time your DOM and pricing strategy with live-rate context and seasonal leverage.
Open PlaybookHistory of Real Estate: Rise of Cash Offers (2025)
Why certainty priced-in became mainstream—and when it beats sticker price.
Learn WhyQuitclaim vs. Warranty Deed — Sellers’ Guide (2026)
Deed types, warranties, and how title protects you at the finish line.
Understand DeedsWhy Sell for Cash to Us
Nationwide, licensed title/attorney partners; transparent net sheets.
See ReasonsNo-Fee Real-Estate Scam Guide
How to spot “pay to view offer” scams and protect your wire.
Stay Safe7–14 Day Closings
What’s realistic, what’s not, and state-by-state factors that move the timeline.
Timeline RealityFAQs
What inputs matter most for my net?
ARV accuracy, repair ranges with contingency, monthly carrying cost, concessions/commissions, and fall-through risk. Adjust each in the calculator to compare paths fairly. If you want our team to sanity-check your inputs, visit Get Offer.
Where does Cash-for-Keys fit?
As a calendar control tool. Pay a defined amount for a fast, voluntary move-out; then pick retail or cash. The model prices CFK plus a short holding window. Learn more about closings in 7–14 Day Closings.
Can I sell as-is with tenants or code items?
Yes. We buy nationwide, as-is, coordinating with title/attorney partners. Start with a documented offer and a side-by-side net sheet: Get your offer. For deed mechanics, review Quitclaim vs. Warranty Deed.
We produce transparent, math-first decision guides with licensed title/attorney partners in all 50 states. Explore more on our Blog, see How It Works, or begin a no-obligation offer.
Reviewed for accuracy · Oct 26, 2025