As technology develops, more advanced technologies involving GPS, GIS, RFID and sensor networks have been adopted in agriculture sector for u-Farm. However, technology adoptions have been evaluated as ineffective. Farmers and agri-business have low level of understanding on technology so it is not efficiently utilized. This study introduces a case of RFID/sensor networks of mushroom farm as a u-Farm case study, focusing on developing a framework for analysis of u-Farm investment returns. RFID and sensor networks improve real-time production control, processing management, and traceability. Integration of RFID and sensor networks leads to innovation into the mushroom farm, reducing labor cost, increasing productivity, and improving quality of the mushroom. The ROI which is used as an indicator of performance indicator is 413%.