Help on ROI calculation

[Eric Zuckerman]

Hi All - 

I was hoping to get clarity on how to calculate ROI when the property is actually my primary residence. For example am I supposed to factor in loan interest, property taxes, HOA fees, home insurance over amount of time I have lived there and add that to capital invested section OR are those items table stakes and I should only focus on cash invested (down pmt, closing costs, home improvement costs) and compare that to selling price of home? Thanks all for guidance.