Phanera Gnosis.Commercial lease decision tool
ToolsNNN calculatorHidden costs

Commercial lease reality check.

Estimate the real monthly cost of a commercial lease before you sign. Base rent is only the first number. NNN charges, buildout shortfall, free rent, deposits, and rent increases can change the deal completely.

Use this before signing: enter the lease numbers you have, then use the red flags and questions to pressure-test the deal with a broker, attorney, accountant, or landlord.

Lease inputs

Square feet.
Example: 24 if $24/sq ft/year.
Annual $/sq ft if known.
Annual $/sq ft pass-through estimate.
Months.
Percent per year.
Months of base rent.
Months of base rent waived.
Use mature monthly revenue, not fantasy opening week revenue.
Percent of revenue.
This is not legal, tax, accounting, brokerage, or valuation advice. It is a rough decision tool to surface questions before you commit money.

What this tool is really checking

A commercial lease can look affordable because the visible number is only base rent. The real cost may include common area maintenance, property taxes, building insurance, repairs, utilities, insurance, buildout costs, deposits, annual escalations, and rent after any free-rent period expires.

The danger is not just high rent. The danger is signing a lease that consumes too much cash before the business has stable revenue.

NNN lease calculatorBreak out base rent, CAM, taxes, insurance, and maintenance. TI allowance calculatorCheck whether the landlord allowance actually covers buildout. Modified gross vs NNNCompare lease types side by side. Commercial lease hidden costsChecklist of costs tenants often miss. Triple net lease calculatorSimple triple-net monthly rent estimate. All toolsReturn to the Phanera Gnosis tools directory.