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CPR Tenant Concession Package Calculator
Concession packages aggregate. This calculator sums.
Total concession cost
$765,000
Free rent value
$240,000
% of 10-year rent
15.94%
How the math works
Sum all concession components. Express as % of 10-year rent.
6 months free ($240k) + $300k TI + $50k moving + $150k LCs + $25k consult = $765k total package. On 10-year $4.8M rent: 15.9% concession package. Moderate-to-aggressive by market.
How to Use
- Enter free rent months.
- Enter monthly rent.
- Enter TI allowance.
- Enter moving allowance.
- Enter leasing commissions.
- Enter consulting/reimbursements.
- Read total concession cost.
Frequently Asked Questions
Concession package components?
Free rent. TI allowance. Moving allowance ($5-15/SF typical). Fit-out reimbursement. Consulting reimbursement (architect, project mgmt). Broker commissions. Early move-out rights. Each separately negotiated; layered into deal.
Typical scale?
Mid-market office lease: 10-20% of total rent in concessions. Class A urban: 12-25%. Weak markets: up to 30-40%. Hospitality/retail: varies widely. Packages grow in soft markets; shrink in tight.
Lender scrutiny?
Lenders analyze effective cash flow (NER-based). Heavy concessions may exclude in underwriting (contingent on rent commencement). Stress tests assume full concession burn. Large packages can affect loan sizing — reveal transparently.
What documentation matters here?
Written leases, move-in/move-out inspections with photographs, ledger entries showing every payment and charge, served notices with proof of service, and contemporaneous emails or texts. Courts weigh written evidence heavily; informal understandings rarely stand. Institutional operators run a monthly file audit to catch gaps before they matter. Good paper trails recover most of what's owed.
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