Hi Chris,
That return assumes that you still own the property so no Realtor Commissions or other costs of sale are factured into it.
We have built you a new feature into the Analyzer that does what you are looking for - it is the Future Value tab. You can enter the expected costs of sale there, choose your projected sale date and it will calculate your cash received after paying off the mortgages and all sales costs, before tax.
We`ll look at maybe adding an ROI calculation to it later this year.
Hope that helps,