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Clubhouse ROI Calculator
Clubhouse upgrades drive lease traffic. This calculator sizes the full return.
Total annual benefit
$90,420
Yield on cost
41.10%
Payback months
2 yr 5 mo
How the math works
Total benefit = rent uplift + retention savings. Yield = benefit ÷ cost.
Retention benefit is the under-modeled half of clubhouse ROI. A 6-point retention lift on a 220-unit property saves 13 turns and $25k in direct turn costs — often more than the rent uplift benefit. Underwriters who skip this line item always overshoot payback period.
How to Use
- Enter clubhouse renovation cost.
- Enter rent uplift per unit.
- Enter retention improvement %.
- Enter total units.
- Enter current retention %.
- Read total ROI.
Frequently Asked Questions
Why clubhouse matters?
Clubhouse is the leasing showroom. Dated clubhouse drops tour-to-lease conversion 20-40%. Modernized clubhouse with mail room, co-working, fitness, lounge lifts tour conversion and commands rent premium.
Budget ranges?
Refresh (paint, furniture, lighting): $30-80k. Moderate (kitchenette, coworking nooks): $80-180k. Full reposition (add gym, rebuild): $200-500k. Larger assets scale with sqft (typically 8-12% of asset value in hot markets).
ROI levers?
Rent uplift 15-40/unit (modest). Retention improvement 5-10 pts (major — reduces turn cost). Tour conversion lift. Each additional leased unit avoided is worth $500-1,500 in turn cost saved plus 30 vacant days.
How often should I rerun this?
Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.
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