The rent in the broker’s brochure is the smallest number in a commercial lease. This analyzer prices the WHOLE term: base rent with its annual escalations, CAM + property tax + insurance (NNN) growing on their own escalation, free-rent months and the TI allowance netted back out, broker commission added on top — landing on total occupancy cost and the only figure you should negotiate against: effective rent per square foot per year.
The pre-loaded sample lease (4,200 SF at a $26.00 headline) works out to $770,428.08 over 5 years — an effective $36.69/SF/yr against a $38.00 target, with pass-throughs eating 32.6% of the total cost. The Comparison tab then does the thing that saves real money: a rival space advertising $23.50/SF — $2.50 cheaper on paper — LOSES at $41.86 effective once its $14.95/SF NNN load and thin $5 TI are counted, a $5.17/SF/yr gap over the term.
What it does for you:
– Computes true full-term occupancy cost: escalated base rent + escalated NNN − free rent − TI + commission + one-time costs
– Reports effective rent ($/SF/yr), effective monthly cost and the year-1 contractual payment side by side
– Compares TWO leases with the identical engine and prints a verdict — headline rent never gets the last word
– Shows the NNN share of total cost, the number landlords hope you never calculate
– Adds a lease-search expense log, zero-based monthly budget, dashboard and 12-month summary
What’s inside (.xlsx, works in Excel AND Google Sheets):
– Start Here — setup steps and your effective-rent target
– Lease Analyzer — one lease, fully costed over its term, with a within/over-target verdict
– Lease Comparison — two leases side by side with headline gap, effective gap and winner
– Expense Log, Monthly Budget, Dashboard, Monthly Summary
Instant download. Type only in the yellow cells — formula cells are locked (password: sheetdaily, disclosed on the Start Here tab). All sample figures are EXAMPLE inputs, not market quotes — replace them with your actual lease terms before relying on any verdict. Analysis tool only — not legal or brokerage advice; have a commercial leasing lawyer review NNN reconciliation and escalation clauses before signing.
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