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Calcimator

Dental Office Lease Calculator

Calculate per-operatory occupancy cost from lease terms, buildout, TI allowance, and CAM charges.

Inputs

%

Results

Cost / Operatory / Month

$1,100.00

≈ 8 pairs of sneakers

Total Monthly (Year 1)$5,500.00
Base Monthly Rent$4,167.00
Monthly CAM/NNN$1,333.00
SF per Operatory400
Net Buildout Cost$100,000.00
Total Buildout Cost$160,000.00
Total Lease Cost$505,723.00
Total Occupancy Cost$605,723.00
Avg Monthly (Full Term)$7,211.00
Final Year Monthly Rent$4,975.00
How to Use This Calculator
  1. Enter the Square Footage and Base Rent ($/SF/Year) for the space under consideration.
  2. Add CAM/NNN charges per square foot and the Lease Term in years.
  3. Set the Annual Rent Escalation (%) and Buildout Cost per square foot.
  4. Enter the TI Allowance per SF and Number of Operatories planned.
  5. Review Total Monthly (Year 1), Cost per Operatory per Month, and total lease obligations to compare spaces.

How the result changes with Number of Operatories

Number of OperatoriesCost / Operatory / Month
2.9$1,897.00
7.65$719.00
13$423.00
18$306.00

What each input means

Square Footage
Total leasable square footage of the dental office.
Base Rent ($/SF/Year)
Annual base rent per square foot. Medical/dental office space typically ranges $18-40/SF.
CAM/NNN ($/SF/Year)
Annual common area maintenance and NNN charges per square foot.
Lease Term (Years)
Length of the lease in years. Dental leases are typically 5-10 years.
Annual Rent Escalation
Annual percentage increase in base rent. Typically 2-4%.
Buildout Cost ($/SF)
Cost per square foot for dental-specific buildout (plumbing, electrical, cabinetry). Typical range $60-150/SF.
TI Allowance ($/SF)
Tenant improvement allowance from landlord per square foot.
Number of Operatories
Number of treatment rooms/operatories in the office.

What each result means

Cost / Operatory / Month
Monthly occupancy cost allocated per operatory.
Total Monthly (Year 1)
Total monthly occupancy cost in the first year including CAM.
Base Monthly Rent
Monthly base rent before CAM/NNN charges.
Monthly CAM/NNN
Monthly common area maintenance charges.
SF per Operatory
Square footage allocated per operatory (industry target: 350-500 SF).
Net Buildout Cost
Buildout cost after TI allowance.
Total Buildout Cost
Total buildout cost before TI allowance.
Total Lease Cost
Total rent + CAM paid over the entire lease term with escalation.
Total Occupancy Cost
Total lease cost plus net buildout over the full term.
Avg Monthly (Full Term)
Average monthly cost including amortized buildout over full lease term.
Final Year Monthly Rent
Monthly base rent in the last year of the lease after escalation.

How this is calculated

Worked example, using the default values

  1. Identify Input Parameters
    4 parameters
    Square Footage = 2000, Base Rent ($/SF/Year) = 25, CAM/NNN ($/SF/Year) = 8, Lease Term (Years) = 7 = 8 input(s) provided
  2. Calculate Cost / Operatory / Month
    Cost / Operatory / Month = totalMonthlyYear1 / numOperatories
    1100 = $1,100
  3. Calculate Total Monthly
    Total Monthly = baseMonthlyRent + monthlyCam
    5500 = $5,500
  4. Calculate Base Monthly Rent
    Base Monthly Rent = baseAnnualRent / 12
    4167 = $4,167

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