Amenity Upgrade ROI Calculator

Amenity upgrades lift rent across all units. This calculator sizes full-property ROI.

Upgrade cost

Monthly uplift/unit

Units affected

Annual opex increase

Yield on cost

17.06%

Payback months

5 yr 10 mo

Net annual lift

$23,880

How the math works

Gross lift = monthly × 12 × units. Net = gross − opex. Yield on cost = net ÷ cost. Payback in months.

Target 20-30% yield on cost for amenity upgrades — these carry higher execution risk than unit renovations because the rent lift is theoretical across all units rather than direct on renovated ones. Only amenity projects with short, tested paybacks should get green-lit.

How to Use

Enter amenity upgrade cost.
Enter monthly rent uplift per unit.
Enter total units affected.
Enter annual operating cost increase.
Read yield on cost and payback.

Frequently Asked Questions

Typical amenity ROI?

Package lockers: $15-30k, $5-15/unit/mo lift. Gym refresh: $25-80k, $10-25 lift. Pool renovation: $75-200k, $15-40 lift. Co-working lounge: $50-150k, $20-50 lift. Dog park: $10-30k, $5-15/unit on pet-friendly units only.

Amenity-to-market fit?

Don't build what the market doesn't price. $500k rooftop lounge on $1,200 rent property = no payback. Same upgrade on $3,000 rent property: 3-5 year payback. Always test against comp set and target tenant demographic.

Opex impact?

Most amenities add annual opex: pool $15-30k, gym $5-15k, amenity staff $40-80k. Factor opex into yield on cost; gross rent lift minus opex = net lift. Some upgrades have negative opex (package lockers replace maintenance labor).