Retail CAM Charge Calculator

Retail CAM funds common areas, parking, security, lighting, and management.

Annual CAM pool

Total center sq ft

Tenant sq ft

Mgmt fee %

Anchor reduction %

Tenant annual CAM

$28,800

Per sq ft CAM

Tenant share %

0.03%

How the math works

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

$800k × 1.08 × (5k/150k) × (1 − 0) = $864k × 3.33% = $28,800 = $5.76/sf.

How to Use

Enter annual cam pool.
Enter total center sq ft.
Enter tenant sq ft.
Enter mgmt fee %.
Enter anchor reduction %.
Read tenant annual cam.

Frequently Asked Questions

Retail CAM components?

Parking lot maintenance + lighting: 20–30%. Common area cleaning: 15–25%. Property management: 5–10% of rent. Insurance: 5–10%. Taxes: 30–50% (often broken out). Marketing fund (anchor + co-tenant): 1–3% of rent. Repairs + maintenance: 10–15%. CAM rate: shopping center $4–10/sf, lifestyle center $8–18/sf, mall $10–25/sf, urban storefront highest. Anchor tenant: typically pro-rata share but often capped or different formula. Smaller tenants: full pro-rata pay.

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.