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Commercial lease cost calculator: compare two spaces
The lowest asking rent is not always the cheapest space. Compare two spaces on what you will really pay over the full lease term.
True lease cost: compare two spaces
Works for NNN, modified gross and full service gross leases. Base rent plus any charges on top, free rent and your move-in costs, over the full term.
Disclosure: These tools are for a quick idea only, not advice or a loan offer. Real market data, property due diligence, lender terms and your own situation decide the final numbers once you finalize a deal and apply. Verify every result with your agent, loan officer, CPA or attorney before you decide.
How the calculator works
- Base rent is charged on your square feet and rises once a year by the increase you enter.
- Free rent months come off the start of the lease.
- NNN or extra charges are added every month. For a full service gross lease they are included in the rent, so the tool counts them as zero.
- Move-in costs are what you pay yourself, such as improvements, cabling and moving.
Common questions
What is the difference between NNN and gross leases?
In an NNN (triple net) lease you pay base rent plus your share of property tax, insurance and common area maintenance. In a full service gross lease one rent covers those costs. A modified gross lease sits in between.
What is CAM?
Common area maintenance is your share of the costs to run shared parts of the property, such as parking lots, landscaping and repairs. In NNN leases it is usually billed monthly and adjusted once a year.
Is free rent worth more than lower rent?
Not always. Free rent saves money at the start, while a lower rate saves money every month for the whole term. The calculator shows which one wins for your numbers.
Who pays my tenant representative?
In most commercial leases the landlord pays the leasing commission. How it works is agreed in writing before any tour.