Retiring with Rental Income: How to Include Real Estate in Your Retirement Plan
Rental income is one of the most popular retirement income strategies โ and for good reason. A paid-off rental property generating $2,000/month is like having an extra $24,000/year pension that grows with inflation. But it's not as simple as "buy a house and retire." Let's plan properly.
Example: Robert, Age 58, Two Rental Properties
- Age: 58, plans to retire at 62
- Retirement accounts: $650,000
- Rental Property 1: Paid off, nets $1,800/month after expenses
- Rental Property 2: $120K mortgage remaining, nets $900/month after mortgage and expenses
- Social Security at 67: $2,400/month
- Annual expenses: $72,000
Modeling Rental Income in Your Plan
In our retirement calculator, model rental income as a recurring life event:
- Property 1: Recurring income of $21,600/year starting at age 62 (ongoing)
- Property 2: Recurring income of $10,800/year starting at age 62. At age 68 (mortgage paid off), update to $18,000/year.
Alternatively, add them as income sources with a 2-3% growth rate to model rent increases over time.
Robert's Projection
With rental income included:
- Age 62 (retirement): $72K expenses - $32,400 rental income = only $39,600 needed from portfolio
- Age 67 (SS starts): $72K - $32,400 rental - $28,800 SS = only $10,800 from portfolio
- Age 68 (mortgage paid): $72K - $39,600 rental - $28,800 SS = $3,600 from portfolio
Robert barely touches his $650K portfolio after age 68. His money lasts well past 95.
The Risks of Rental Income in Retirement
- Vacancy: Budget for 1-2 months vacancy per year (reduce income by 8-15%)
- Major repairs: A new roof ($10K-$20K) or HVAC ($8K-$15K) can wipe out a year of income. Keep a $20K reserve per property.
- Bad tenants: Evictions cost $5K-$10K in lost rent and legal fees
- Management burden: At 75+, do you want to handle tenant calls at 2am? Property management costs 8-10% of rent.
- Illiquidity: If you need $100K fast for medical bills, you can't sell half a house
When to Sell vs Hold
Hold if:
- Properties are paid off and cash-flowing well
- You enjoy (or can afford to outsource) management
- Rental income covers a significant portion of expenses
- Properties are appreciating in a strong market
Sell if:
- Management is becoming a burden
- Major capital expenses are coming (roof, foundation, etc.)
- You'd rather have the liquidity in your portfolio
- The property value has appreciated significantly (lock in gains)
If Robert sells Property 2 for $350K at age 65, he adds that to his portfolio ($650K + $350K = $1M) and loses $10,800/year in rental income. Run both scenarios in our calculator to see which path gives better long-term results.
Tax Advantages of Rental Income
- Depreciation: Even on a paid-off property, you can deduct depreciation against rental income
- 1031 Exchange: Sell one property and buy another without paying capital gains tax
- Step-up basis at death: Heirs inherit at current market value, erasing all capital gains
- Lower tax rate: Rental income is taxed as ordinary income, but depreciation offsets much of it
Model Your Rental Retirement
Use our retirement calculator to see how rental income changes your retirement picture. Add each property as a life event or income source on the My Info tab. The Income Sources chart will show rental income as a distinct band alongside SS and pensions โ you'll see exactly how much of your expenses are covered by guaranteed income vs portfolio withdrawals.
See your numbers in action
Enter your age and savings to get a personalized retirement projection in seconds โ free, no signup needed.