Finance category
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Dark Store Carry Cost Calculator
Dark retail boxes burn cash monthly. This calculator sizes carry.
Total carry cost
$780,800
Monthly carry
$65,067
Lost rent total
$576,000
How the math works
Total carry = lost rent + non-recoverable operating expenses, summed over dark period.
A 32,000 sf dark box at $18/sf rent and $6.40/sf operating burns ~$65-70k/month of total carry. Landlords underestimating this rarely survive a 12-18 month dark run on a second box in the same center without renegotiation pressure on the surviving tenants.
How to Use
- Enter box sqft.
- Enter market rent $/sf.
- Enter CAM/tax/insurance $/sf.
- Enter utility carry $/sf.
- Enter dark months.
- Read total carry.
Frequently Asked Questions
Carry components?
Lost rent (opportunity cost). Non-recoverable CAM (owner eats unless tenant paid). Property tax (continues regardless). Utility minimums. Marketing/maintenance. Property management. Insurance (often higher on vacant).
Vacancy insurance?
Insurers often require extra premium or limit coverage on extended vacancies. 30-90 days typical grace before rider required. Budget $0.10-0.25/sf/yr additional premium for vacant retail boxes.
Minimum operating cost?
Security patrols, HVAC minimums to prevent damage, exterior maintenance, sign maintenance. Typical $1.50-3.50/sf/yr beyond rent loss. 20-40k sf box runs $3-8k/month operating carry alone.
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