Commercial Lease Calculator

In a triple net lease, the tenant pays base rent to the landlord PLUS a separate share of the property's operating costs — common area maintenance (CAM), property taxes, and insurance — rather than those costs being bundled into one quoted rent figure. This calculator adds all three NNN charges to base rent to show your true all-in occupancy cost, which is typically higher than the base rent number alone suggests.

Not directly — a full-service gross lease bundles the landlord's operating costs into a single quoted rent figure, with no separate CAM, tax, or insurance pass-through to the tenant. If you're comparing a gross lease quote, you'd enter its all-in rent as Base Rent and leave CAM, Taxes, and Insurance at zero, since a true gross quote already has those costs built in rather than itemized separately.

It multiplies your current annual total by the number of years in your lease term, which is accurate only if rent and NNN charges never change over the term. Many real commercial leases include a contractual annual rent escalation (a fixed percentage or dollar increase each year) and NNN charges that fluctuate with actual operating costs, so a longer lease term's real total cost is often somewhat higher than this straight-line estimate.

Effective Rate (All-In) combines base rent and all NNN pass-through charges into one all-in dollar-per-square-foot-per-year figure, which is the number to compare when evaluating two different spaces — a space with a low quoted base rent but high CAM charges can end up costing more per square foot overall than a space with a higher base rent but lower operating pass-throughs. It is an annual figure — base rent plus all pass-throughs per square foot per year. Most US markets quote comps the same way, but some (Southern California retail and industrial in particular) quote per square foot per month, so divide by twelve before comparing against a monthly-quoted comp.

Rentable. Commercial rent is billed on rentable square feet, which is the space inside your suite (usable SF) plus your pro-rata share of the building's common areas — lobbies, hallways, shared restrooms, and similar. Entering the usable square footage you measured inside the suite will understate every figure on this page by that same percentage — on the default 2,000 SF at $36/SF all-in, a 15% load factor is about $10,800 a year and $54,000 over a five-year term. Check your lease or ask your broker for the rentable figure and the load factor it implies.