Office CAM Charge Calculator

CAM charges fund common-area expenses: lobbies, elevators, security, cleaning, landscaping.

Annual CAM pool

Total building sq ft

Tenant sq ft

Mgmt fee %

Annual escalation %

Tenant annual CAM

$63,000

Tenant CAM $/sf

Tenant share %

0.04%

How the math works

Tenant share = tenant sf / total sf. CAM = pool × (1 + mgmt fee) × tenant share.

$1.5M × 1.05 × (12k/300k) = $1.575M × 4% = $63,000 annual = $5.25/sf.

How to Use

Enter annual cam pool.
Enter total building sq ft.
Enter tenant sq ft.
Enter mgmt fee %.
Enter annual escalation %.
Read tenant annual cam.

Frequently Asked Questions

CAM components?

Cleaning + janitorial: 25–35% of CAM. Security: 10–15%. Utilities (lobby, common): 10–15%. Maintenance + repairs: 10–15%. Landscape: 5–10%. Property management fee: 4–7% of rent. Reserves for replacement: 2–5% of asset value. Insurance: 5–8% of CAM. Taxes: 30–50% (often broken out as Real Estate Tax). Office: $8–18/sf CAM annual. High-rise Class A: $10–22/sf. CAM caps: 3–5% annual increases above base year typical.

How does this asset class compare to traditional CRE?

Specialty assets (self-storage, RV parks, MHP, marinas, cold storage, data centers, parking, car wash, QSR/c-store, billboards, cell towers) typically offer higher cap rates than office/retail but with more operational complexity. They reward specialized operators with deep market knowledge. Lender pool is narrower, capital costs sometimes 50–150 bps higher, but downside resilience often better.

Capex and operational considerations?

Specialty assets often have heavier operational burden than passive triple-net retail. Self-storage, RV, MHP: tenant turn, security, basic upkeep. Marinas, parking, car wash: equipment-heavy with replacement reserves. Cold storage, data center: utilities are major cost. Billboards, cell towers: minimal opex, near-passive. Match management capacity to asset operational intensity.

Exit strategy?

Specialty asset cap rates have compressed significantly over last cycle but volatility is real. Buyers: REITs, private equity rollups, regional operators, 1031 buyers. Strong NOI history, environmental clarity (especially for car wash, gas station), and lease structure (for billboards, cell towers) drive valuation. Plan exit 24+ months in advance for best execution.