Calculating Return on Investment

[Chris Dickey]

Ok, so follow me here.......

Bought a townhouse as my primary residence with 10% down several years back. When we moved to a new house, we kept the townhouse and turned into a rental unit before we really knew anything about real estate investing. We recently did a refinance to lock in a rate, as it was on an adjustable rate mortgage. I have used the bigger pockets calculator several times for potential new properties (actually purchased one last week) and feel very comfortable with that system. However, I am having trouble with trying to figure out my ROI on the townhouse that I bought over 10 years ago, as I am not sure what numbers to use.

I'm looking to see what my ROI is on the townhouse to see if I should 1031 exchange into a better producing property, or continue to use as a rental.

Considering I had to put 10% down to purchase at the time, using rental property calculator.....

-Do I plug numbers in, acting as if I just purchased the property with the current appraised value used as the purchase price?

--Do I plug numbers in based off the original purchase price from 10 years ago?

-Do I plug numbers in, based off of the remaining balance I have on the mortgage as the purchase price (after the refi)?

And how do I factor in my original 10% down payment?

Thanks in advance!