Hi Bob, not sure you can get 9% gain per year, I have not run the numbers.
Are you sure you want to sell at 30%, why not 50%, just wondering.
About your ARR, in excel you would want to use the IRR function, but I don't know how to set that up.
I ran your numbers on my financial calculator.
I put in a positive $245,188.26 as the FV(future value,) -$1,000.00 as the pmt(payment), 156 as N(number of payments), and calculated for I/Y(interest rate per year).
I got a interest of 6.56% for the 13 years.
Hope that helps.
Come see me at Systematic Investing group #board-966 lets talk formula plans.