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Vacant vs Occupied Sale Calculator
Selling a rental vacant expands the buyer pool (owner-occupants can see it clean) but loses rent income. Selling occupied attracts investors but at a discount. This calculator compares both paths on net proceeds after vacancy loss or buyer-pool discount.
Higher-net path
Sell vacant
Lead over other path
$24,125
Vacant net proceeds
$478,125
Occupied net proceeds
$454,000
Lost rent during vacant sale
$3,375
Gross price delta (vacant − occupied)
$30,000
How the math works
$485K vacant minus $3,375 lost rent (45 days) minus $3,500 make-ready = $478,125. $455K occupied minus $1,000 tenant coop = $454K. Vacant wins by ~$24K.
Price delta of $30K typically covers ~50-70 days of vacancy at common rent levels. If your lease has under-market rent, occupied discount is larger and vacant path wins more cleanly. If rent is at or above market, delta narrows.
How to Use
- Enter monthly rent and projected days vacant if you empty it.
- Enter the expected price difference (vacant sells higher in most markets).
- See net comparison and which path wins.
Frequently Asked Questions
How much higher does vacant sell for?
3-12% in most markets. Owner-occupant pool is 3-5x larger than investor pool. Vacant shows better (clean, painted, staged). In hot rental markets with strong cash-flow investors, the gap can compress to 0-3%.
Tenant disruption to showings?
Big issue. Uncooperative tenants can kill sales — refuse showings, mess in photos, talk buyers out of it. Offer cash for cooperation ($500-$1,500). Or give 60-day notice to vacate and sell empty.
Existing lease continues?
Yes. New buyer inherits the lease. Lease term matters: month-to-month gives buyer flexibility; 12-month lease at under-market rent is a value-drag. Disclose lease terms in MLS.
Buyer financing changes?
Owner-occupied buyers get conventional 3-5% down loans. Investor buyers need 20-25% down + investor rate. Investor pool shrinks the buyer pool by 60-70%. Fewer bidders = lower price.
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