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Fitness Center Membership Offset Calculator
On-site fitness centers save tenants gym fees and drive rent premium + retention.
Annual net value
$110,250
Tenant total savings
$107,250
Net landlord capture
$3,000
How the math works
Tenant savings = units × usage × fee × 12. Landlord = (rent premium × 12) − costs.
250 × 55% × $65 × 12 = $107k tenant savings. $75k rent premium − $72k costs = $3k landlord. Net $110k.
How to Use
- Enter units.
- Enter external gym fee / month.
- Enter % using gym amenity.
- Enter rent premium per unit capturing portion of savings.
- Enter fitness capex amortization.
- Read annual net value.
Frequently Asked Questions
External gym membership cost?
Basic gym (Planet Fitness, Crunch): $10-40/month. Mid-range (LA Fitness, Gold's, 24 Hour Fitness): $30-80/month. Premium (Equinox, Barry's, Orangetheory): $100-300/month. National average: $40-60/month. Urban core: $80-150. Annual cost per member: $480-1,800. Tenants using on-site gym save $400-2,000/year effectively.
Tenant willingness to pay?
Tenants capture 50-80% of value as personal savings; 20-50% as willingness to pay more rent. Landlord captures 10-35% of savings as rent premium. 40-60% usage rate for basic fitness amenity; 60-80% for premium well-equipped. Class A buildings: on-site fitness is expected, not optional. Class C: differentiator. Boutique properties: premium fitness (trainers, classes) = larger premium.
Fitness center cost?
Basic fitness center: 1,000-2,500 sqft, $100-250/sqft buildout, $100-250k total. Mid-range: 2,500-5,000 sqft with cardio + strength + stretching, $150-300/sqft, $375k-1.5M. Premium (classes, spa, pool): 5,000-15,000+ sqft, $300-600/sqft buildout. Operating: cleaning, maintenance, music, utilities — $1-3k/month basic, $5-12k premium.
Alternative models?
(1) Partner with gym operator: landlord provides space, gym takes 30-50% of revenue. Landlord captures space rent. (2) On-site branded gym: Equinox, Orange Theory, Core Power offer residential deals. Landlord captures rent. (3) Virtual fitness (Peloton, Mirror, Tempo): saves space, modern. $5-20/unit/mo add'l rent. (4) Wellness programs (yoga/HIIT classes): $3-10k/month cost, $5-25k/mo rent premium at scale.
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