I am fairly handy, and like doing some basic work, so for about $50 of material (1x2's) and maybe 3-4 hours, I can make a geometric feature wall in the living room, or a board and batten effect in entry area.Cleaning up landscaping and a couple bags of mulch also go a very long way.I have done new railings on small front porch, to replace the old wrought iron rusted ones for few hundred dollars...

I agree that with appreciation, you do have dilution of ROE because this is a performance metric that you can calculate between multiple different periods and geometrically link the periods together based on updated capital base values.

Never mind your best geometric return for an 18mo hold from 2000-2021 is 10% and it goes down to 9% once you factor in 1% transaction costs (which we all know is low).

I'm starting to see lots of modern "California style" new construction residential: large uninterrupted vertical planes, crisp clean geometric design, single plane roofs as opposed to hip/gable, basic hard sharp lines, smooth stucco, etc.

You would also like to have a formula so that you can figure this out yourself.Regarding the formula, I need to tell you that calculating the number of payments "n" is not easy because this is a present value calculation, which is something called a "geometric progression" in math, and such progressions can be simplified when the number of payments approach infinity but not for short durations.But if you do not mind using Excel, this can be a fairly easy thing to do because you just need to find the present value of the payments and see how many payments totalling $70K will result in a present value of $35K.

Does this require a geometric average?  

Or paint the wall black and do a geometric design with 1x2s. 

I would NOT bother with changing to a new laminate top, it will get burns on it anyways.Wait until next year or when tenant changes and find a cheaper one piece cabinet with built in countertop even Ikea has better prices than your PMCheap fixes for now:contact paper to cover that green countertopI know this has an electric stove- change out the trays under the burners with black onesa little valance for the window in geometric green pattern- look up Marimekko and with two yards make it cute

Yup....I'm about 15 years in and am just below 19% total geometric returns.  

At a minimum the geometric return should be used, since each year's returns depend on the previous year's results.