Calcolatore Locazione Commerciale — Formula

Commercial Lease Types

Commercial leases come in several structures that determine who pays operating expenses.

Common Structures

  • Gross Lease: Landlord pays all operating expenses; rent is all-inclusive
  • Modified Gross: Tenant pays some expenses (often utilities and janitorial)
  • Triple Net (NNN): Tenant pays base rent + CAM + insurance + property tax
  • Absolute Net: Tenant pays everything including structural repairs

    • Key Terms

  • CAM (Common Area Maintenance): Shared building costs (cleaning, landscaping, management)
  • Escalation: Annual rent increase (fixed percentage or CPI-based)
  • Free Rent / Concession: Rent-free months at lease start
  • TI Allowance: Landlord contribution toward tenant improvements

    • Evaluating a Lease

    Always calculate the effective rent per square foot over the full term, accounting for escalations, free rent, and TI allowance.

    Esempio Risolto

    3,000 sqft NNN lease at $25/sqft base rent, $8 CAM, $2 insurance, $5 tax. 3% annual escalation, 5-year term, 2 months free rent.

    1. Annual base rent: 3,000 x $25 = $75,000
    2. Annual CAM: 3,000 x $8 = $24,000
    3. Annual insurance: 3,000 x $2 = $6,000
    4. Annual tax: 3,000 x $5 = $15,000
    5. Annual NNN charges: $24,000 + $6,000 + $15,000 = $45,000
    6. Year 1 total: $75,000 + $45,000 = $120,000 ($10,000/month)
    7. Free rent value: $75,000 / 12 x 2 = $12,500
    8. Total base rent over 5 years (with escalation): approximately $397,728