How do I calculate ROI on a rental on something I bought over 20 years ago?

[Matthew W.]

Every calculator has stuff that seems irrelevant or is not true to the situation.  My purchase price was over 20 years ago, I do not remember closing costs, have refinanced twice at least and I have been renting it for almost as long.  Lots of schedule Es I can not read or understand.

I obviously know my rent "income" and my costs (especially since I make NO positive cash flow money on it and mostly loose money (last year I lost "only" -$1175) so i want to know what i made in appreciation versus how much I lost per year for the past 20 years.  And how much opportunity cost i lost had I been in the market. At this point I will have pick up about $450K in appreciation after sales costs, but that is before taxes and I am in a high bracket.  Basically I want to know how much damage i did to myself for.....reasons. 

How does one calculate this?   I know I should not have counted on appreciation and I think I been loosing money on it for a very very long time, but I had other things to attend to.  I know, I know, first world problems for sure but I loath the thought of the hassle of selling but its time.
(RE certainly did NOT make me rich as I had hoped and now I am ready to sell 2 rentals and retire sooner than later)