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CAM Pool Allocation Calculator
CAM pool allocation depends on the denominator. Leases that exclude anchor tenants re-allocate CAM across the remaining tenants — a real cost inline tenants often don't realize they're paying. This calculator shows the difference between gross and net GLA allocation and the premium from anchor exclusion.
Final CAM billing (excluding anchor)
$7,108
Pro-rata share (net GLA)
$6,462
Pro-rata share (gross GLA)
$3,818
Premium from anchor exclusion
$2,643
Tenant % of net GLA
2.69%
How the math works
CAM pool allocation depends on the denominator — gross GLA includes anchors; net GLA excludes them. Leases with anchor 'caps' or exclusions allocate CAM over net GLA, so inline tenants end up paying a larger share per SF.
Big box anchors often pay a fixed CAM contribution or no CAM. The gap between that fixed cap and actual pro-rata cost flows to smaller tenants — always check whether CAM is allocated over gross or net GLA.
How to Use
- Enter total CAM pool and gross leasable area.
- Enter anchor SF excluded from CAM pool.
- Enter tenant SF.
- Enter admin fee percentage.
- Read gross vs net share, and the reallocation premium.
Frequently Asked Questions
Why exclude anchors?
Anchor tenants negotiate fixed CAM caps as a condition of signing. If anchor pays only $X regardless of actual cost, the delta is reallocated to inline tenants. This 'gross-up' is why inline CAM often exceeds the headline rate.
How to challenge?
Ask for CAM reconciliation line-item detail. Confirm anchor's contribution is at or above market. If inline CAM per SF is substantially higher than other centers, negotiate a CAM cap for your own lease.
What's typical?
Grocery-anchored strip: anchor pays 40-60% of CAM share. Junior anchor (Dollar Tree, Michaels): 70-90%. Inline tenants absorb the rest.
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