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ROM Option Exercise Threshold Calculator
ROM options reset rent to market — exercise when current is below market.
Exercise?
Yes — stay
Net savings if exercise
$50,000
Break-even years
0
How the math works
If current rent < market: stay. Savings = (market − current) × years + moving costs avoided.
$420k current vs $480k market: stay saves $60k/yr × 5 = $300k plus $350k move avoided = $650k net.
How to Use
- Enter current rent.
- Enter market rent estimate.
- Enter moving/alternative cost.
- Enter renewal years.
- Read exercise recommendation.
Frequently Asked Questions
Exercise logic?
Exercise ROM when: market rent < current rent − moving costs amortized. If current rent already below market, don't exercise (keep favorable rate). If current rent above market, exercise to capture reduction.
Moving costs?
Full office relocation: $25-60/SF including construction, moving, IT, downtime. Retail relocation: $100-500/SF including fit-out. Industrial: $10-30/SF. Moving costs rarely favor moving over exercising ROM option.
When skip ROM?
Tenant's space truly underwhelms (wrong size, wrong location). Tenant getting below-market rent already. Tenant moving to a better building with superior economics. Most tenants exercise ROM unless they've outgrown the space.
How often should I rerun this?
Rerun this calculator whenever inputs change materially — new rent roll data, rate moves, loan balance updates, or quarterly operating data. For active deals, monthly refresh is typical. For stabilized assets under monitoring, quarterly is fine. Treat the output as a decision tool, not a one-time answer — market conditions evolve and so should your analysis.
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