Combined income and appreciation return on farmland held over years.

500,000 of farmland earning 15,000 a year in rent yields 3% income. If the land appreciates 2% a year, total return is around 5% annually. Historically farmland has delivered 5-8% total returns in mature markets, with lower volatility than equities but far worse liquidity — a piece of land takes months to sell.

How to use it

Enter the land's current value, the annual rental income (gross of tax, net of any costs you pay as owner), and your expected appreciation rate. Use nominal figures if you're comparing to nominal equity returns; use real figures if you're inflation-adjusting both sides.

What the result means

The primary figure is the total annual return — income yield plus appreciation. The secondary rows break that into each component. Income yield tends to be stable; appreciation varies hugely with commodity cycles, local demand, and interest rates.

Things this doesn't capture

Management cost (rent collection, repairs), property taxes, illiquidity, and concentration risk. Farmland is typically held directly or via a fund; direct ownership adds work and local-market exposure that the simple yield figure doesn't reflect.

Quick example

With land value of 500,000 and annual rental income of 15,000 (plus expected appreciation of 2%), the result is 5.00%. Change any figure and watch the output shift — it's often more useful to see the pattern than to memorise the formula.

Which inputs matter most

You enter Land Value, Annual Rental Income, and Expected Appreciation. Not every input has equal weight. Flip one at a time toward extreme values to feel which ones move the needle most for your situation.

What's happening under the hood

Total return equals income yield (annual rent divided by land value) plus the expected appreciation rate. Appreciation is user-supplied and should reflect local market conditions; historical long-run averages sit roughly at or a little above inflation in mature markets. The tool does not net out management or tax costs — subtract them from the rental figure for a net-of-costs view. The formula is listed in full below. If the number looks off, you can retrace the calculation by hand — that's the point of showing the working.

Why investors run this

Most people's intuition for compounding is wrong — not because the math is hard, but because linear thinking doesn't account for curves. Running numbers through a calculator like this one is the cheapest way to recalibrate that intuition before making an irreversible decision about contribution rate, asset mix, or retirement age.