Commercial Lease Cost Calculator
ANA›Life Services Authority›National Calculator Authority›Commercial Lease Cost Calculator
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Commercial Lease Cost Calculator
Estimate the total cost of a commercial lease including base rent, CAM charges, operating expenses, and other fees over the lease term.
Rentable Square Footage (sq ft)
Base Rent Rate ($ per sq ft per year)
Lease Term (months)
CAM Charges ($ per sq ft per year)
Insurance ($ per sq ft per year)
Property Tax ($ per sq ft per year)
Annual Rent Escalation (%)
Free Rent Period (months)
Security Deposit (months of base rent)
Calculate
function comCalc() { var sqft = parseFloat(document.getElementById('com-sqft').value); var baseRate = parseFloat(document.getElementById('com-base-rate').value); var termMonths = parseFloat(document.getElementById('com-lease-term').value); var cam = parseFloat(document.getElementById('com-cam').value) || 0; var insurance = parseFloat(document.getElementById('com-insurance').value) || 0; var tax = parseFloat(document.getElementById('com-tax').value) || 0; var escalation = parseFloat(document.getElementById('com-escalation').value) || 0; var freeRent = parseFloat(document.getElementById('com-free-rent').value) || 0; var secMonths = parseFloat(document.getElementById('com-security').value) || 0;
var errors = []; if (isNaN(sqft) || sqft = termMonths) errors.push("Free rent period must be less than the total lease term."); if (escalation 50) errors.push("Annual escalation must be between 0% and 50%.");
if (errors.length > 0) { document.getElementById('com-result').innerHTML = '' + errors.join('') + ''; return; }
// --- Core calculations --- // Monthly base rent for year 1 (no escalation yet) var baseMonthly1 = (baseRate * sqft) / 12;
// NNN add-ons are typically flat (not escalated unless specified) var nnnAnnual = (cam + insurance + tax) * sqft; var nnnMonthly = nnnAnnual / 12;
// Total base rent over lease term with annual escalation // Each lease year the base rate grows by escalation % // Year index starts at 0 for year 1 var termYears = termMonths / 12; var escalRate = escalation / 100;
// Sum base rent month by month applying annual step-ups var totalBaseRent = 0; var totalNNN = 0; var paidMonths = 0;
for (var m = 0; m 0 ? totalBaseRent / paidMonths : 0;
// Total lease cost = base rent + NNN + security deposit var totalLeaseCost = totalBaseRent + totalNNN + securityDeposit;
// Effective annual cost (excluding security deposit — it may be refunded) var effectiveAnnualCost = (totalBaseRent + totalNNN) / termYears;
// Cost per sq ft per year (effective) var effectivePSF = effectiveAnnualCost / sqft;
// First-year total monthly payment var firstYearMonthly = baseMonthly1 + nnnMonthly;
var fmt = function(n) { return '$' + n.toFixed(2).replace(/\B(?=(\d{3})+(?!\d))/g, ','); };
document.getElementById('com-result').innerHTML = '### Commercial Lease Cost Summary ' + '' + 'Lease Term' + '' + termMonths + ' months (' + termYears.toFixed(2) + ' years)' + 'Rentable Area' + '' + sqft.toLocaleString() + ' sq ft' + 'Year 1 Monthly Base Rent' + '' + fmt(baseMonthly1) + '' + 'Monthly NNN (CAM + Insurance + Tax)' + '' + fmt(nnnMonthly) + '' + 'Year 1 Total Monthly Payment' + '' + fmt(firstYearMonthly) + '' + 'Free Rent Savings' + '' + fmt(freeRent * baseMonthly1) + ' (' + freeRent + ' months)' + 'Total Base Rent (over term)' + '' + fmt(totalBaseRent) + '' + 'Total NNN Charges (over term)' + '' + fmt(totalNNN) + '' + 'Security Deposit' + '' + fmt(securityDeposit) + '' + 'Total Lease Cost (incl. deposit)' + '' + fmt(totalLeaseCost) + '' + 'Effective Annual Cost' + '' + fmt(effectiveAnnualCost) + '/yr' + 'Effective Cost per Sq Ft / Year' + '' + fmt(effectivePSF) + ' PSF' + ''; }
#### Formulas Used
Monthly Base Rent (Year 1): Monthly Base Rent = (Base Rate × Sq Ft) ÷ 12
Annual Escalation (Step-Up): Monthly Base Rentyear n = Monthly Base Rentyear 1 × (1 + Escalation%)n−1
Total Base Rent over Lease Term: Sum of monthly base rent for each month (waived during free rent period)
Monthly NNN Charges: NNN Monthly = (CAM + Insurance + Property Tax) × Sq Ft ÷ 12
Security Deposit: Security Deposit = Security Months × Year 1 Monthly Base Rent
Total Lease Cost: Total = Total Base Rent + Total NNN Charges + Security Deposit
Effective Annual Cost: Effective Annual Cost = (Total Base Rent + Total NNN) ÷ Lease Term in Years
Effective Cost per Sq Ft / Year (PSF): Effective PSF = Effective Annual Cost ÷ Sq Ft
#### Assumptions & References
- Triple Net (NNN) Lease: CAM, insurance, and property tax are passed through to the tenant in addition to base rent, as is standard in commercial NNN leases (BOMA International).
- Annual Step-Up: Rent escalation is applied at the start of each new lease year using compound growth, consistent with standard commercial lease escalation clauses.
- Free Rent: Base rent is fully waived during the free rent period; NNN charges still apply (typical landlord concession structure).
- Security Deposit: Calculated as a multiple of the first month's base rent; may be refundable at lease end and is included in total cost for cash-flow planning purposes.
- Rentable vs. Usable Area: This calculator uses rentable square footage, which includes a proportionate share of common areas (load factor). Verify with your lease agreement.
- CAM Charges: Common Area Maintenance charges typically range from $3–$12 PSF/year depending on property type and market (CBRE, JLL market reports).
- Escalation Rates: Annual rent escalations of 2–4% are common in U.S. commercial leases (CoStar Group).
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