Onsite Amenity ROI Calculator

Amenity investments pay via rent premium and retention.

Amenity cost

Units

Rent premium per month per unit

Retention improvement %

Turnover savings per avoided unit

Payback months

Annual uplift

$85,800

Retention savings annual

$19,800

How the math works

Rent uplift = units × premium × 12. Retention savings = units × improvement % × turnover cost. Payback = cost / annual × 12.

220 × $25 × 12 = $66k rent + 220 × 3% × $3k = $19.8k retention = $85.8k. $350k / $85.8k × 12 = 49 months payback.

How to Use

Enter amenity cost.
Enter units.
Enter rent premium per month.
Enter retention improvement %.
Enter turnover savings per avoided.
Read payback months.

Frequently Asked Questions

Common amenities?

Fitness: $200k-500k ROI 3-5 yr. Pool: $800k-2.5M ROI 5-10 yr. Co-working: $150k-400k ROI 2-4 yr. Dog park: $50k-150k ROI 1-3 yr. Package locker: $30k-100k ROI 1-2 yr. Each has different uplift and payback profile.

Rent premium?

Dog-friendly amenity: $25-75/mo per unit (all units benefit). Fitness: $15-40/mo per unit. Pool: $20-50/mo per unit (in cold climates, seasonal). Co-working: $30-80/mo. Higher density = larger uplift (shared fixed cost).

Retention impact?

Amenity-rich properties: 5-15% higher renewal rates. $150k annual retention savings on 200-unit property = significant. Amenities also attract better tenant demographics, reducing default risk and increasing NOI quality.

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.