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Flex Industrial Office Ratio Calculator
Flex industrial has office buildout mixed with warehouse — ratio drives blended rent.
Blended rent / sqft
$15.25
Total TI exposure
$225,000
Total annual rent
$305,000
How the math works
Blended rent = (warehouse sqft × WH rate + office sqft × office rate) / total.
5,000 × $28 + 15,000 × $11 = $305,000 / 20,000 = $15.25 blended. TI = 5,000 × $45 = $225k.
How to Use
- Enter total sqft.
- Enter office % of total.
- Enter warehouse rent per sqft.
- Enter office rent per sqft.
- Enter TI per sqft office.
- Read blended rent and TI exposure.
Frequently Asked Questions
Flex industrial defined?
Flex industrial: single-tenant or multi-tenant building with mix of office (administrative, sales, design) + warehouse (storage, light assembly, showroom). Office typically 15-35% of sqft. Contrast with: pure warehouse (<10% office), light industrial manufacturing (40-60% office), office/R&D (60-80% office). Flex tenants: service contractors, HVAC, plumbing, landscaping, electrical contractors, light manufacturers, distributors.
Typical office ratios?
Light industrial/distribution tenant: 10-20% office. Manufacturing with engineering/design: 20-35% office. Service contractor (plumbing, HVAC): 25-40% office (admin/sales heavy). Showroom/retail-adjacent: 35-55% office. Tech-industrial (prototyping, light mfg): 40-60% office. Match office % to tenant — oversized office = stranded capex; undersized = tenant rejects space.
Rent differentials?
Office portion: $20-40/sqft depending on finish quality. Warehouse: $6-14/sqft depending on clear height. Blended flex rent: $12-22/sqft. Office-heavy flex (30-40% office): $18-28/sqft. Pure warehouse: $8-12/sqft. Spec office finishes: basic (drop ceiling, standard HVAC): $25-40/sqft build. Premium (exposed ceiling, upgraded HVAC, executive): $40-80/sqft build.
TI amortization?
Office TI in flex: $25-75/sqft. On 5,000 sqft office × $40 TI = $200k. Amortize over 7-year lease at 8% = $3,200/mo = $7.68/sqft/yr premium. Tenant effective office rent: $35 + $7.68 = $42.68 (vs advertised $35 rate). TI required for second-gen tenants who don't fit prior layout — often 30-50% of prior TI. Careful planning: modular office design enables 2-3 tenant cycles with minimal TI.
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