To be honest i don't care if it would be 10% up or down. If you calculate the amount of Investment it would need to generate the same profit in another Business this is kinda to easy!
It's a traaaaaaaap. If things go back down and normalize to something sane, and you don't have cheap electricity, then "profit" may never happen in the first place. Imagine Difficulty going up 10% not once, but every 13~ days. And Bitcoin Prices going bubble back down to 3-4k.
Oops, you then realize you came in an incredibly big gold rush that didn't last and now you're f*cked, because not only did the rush not last long enough for ROI, but you also couldnt mine for the first 2 months because your ASIC pre order came in late. In addition, those ASICs are magically all perfectly functional, no dud *yay*, but difficulty over that time doubled, so you make half as much BTC back, and its worth 5 time less, well fuck, i'm actually earning 90% less than expected. Fun world.
Good luck.
