2603 Main Street, Suite 420 · 2601-2603 Main Street
Irvine · office · 2,486 SF
Landlord proposal · 2603 Main Street, Suite 420, 2601-2603 Main Street
Generated by the ALEX agent from the owner's parameters. Every number below is negotiable.
Base rent
$39.00
/SF/yr
Term
3 yr
36 months
Free rent
2 mo
abated
TI allowance
$20
/SF
Escalation
3%
annual
$7,875/mo average · $283,516 all-in over the term
Effective rent $38.02/SF/yr after 2 months free. The $49,720 allowance covers the modeled build-out.
Total base rent over term
$283,516
Operating expenses (FSG)
included in rate
Rent abatement (free rent)
− $16,159
Total lease cost
$283,516
Tenant build-out beyond allowance
$0
All-in cost of occupancy
$283,516
NPV @ 8%
$250,330
Security deposit
$16,160
Cash required at signing
$16,160
Cost by year
Year 1
$80,795
Year 2
$99,863
Year 3
$102,858
Year 4 (renewal)
$105,944
Year 5 (renewal)
$109,123
Year
Base rent
Free rent
Your build-out
Total
$/SF
Year 1
$96,954
- $16,159
0
$80,795
$32.50
Year 2
$99,863
0
0
$99,863
$40.17
Year 3
$102,858
0
0
$102,858
$41.38
Year 4 (renewal)
$105,944
0
0
$105,944
$42.62
Year 5 (renewal)
$109,123
0
0
$109,123
$43.89
5-year total
$514,742
- $16,159
$0
$498,583
$40.11 avg
$/SF is what you pay that year divided by 2,486SF. Your build-out is the cost above the landlord's allowance, paid in year 1. The lease is 3 years. From year 4 on, the figures assume a renewal at the escalated rate (3.0% a year, no new free rent or allowance). Renewal terms are not agreed.
ALEX suggests these counters
Go to a 5-year term for $36.66/SF
−$190/mo
A longer commitment is worth real money to the landlord. It justifies 6% off the face rent, 3 months free, and a $32/SF improvement allowance. This is usually the cheapest concession to win.
5-yr · $36.66/SF · 3 mo free · $32/SF TI · $7,685/mo all-in
Ask for 4 months free instead of 2
−$16,159 all-in
Landlords guard the headline rate because it sets building value, but they will often concede abatement. This cuts your first-year cost without touching the face rent.
3-yr · $39.00/SF · 4 mo free · $20/SF TI · $7,427/mo all-in
Two-agent negotiation
ALEX runs a landlord agent (holding the owner's floor) and a tenant agent (holding the budget) and settles the deal between them.
Landlord agent
Landlord's stated floor: $35.88/SF/yr effective.
Tenant agent
No stated tenant budget. ALEX targets 5% under the terms on the table ($7,481/mo).
ALEX
Zone of agreement found. Settling at $7,457/mo, midway between the constraints.
ALEX
Structure: 3 months free at $38.01/SF face. Abatement carries the concession so the headline rate stays as high as the target allows.
ALEX
Settled package: $7,457/mo average, $35.99/SF/yr effective, inside both constraints.
✓ Deal reached · $7,457/mo
Both sides land inside their limits. Apply it to load the settled terms into the proposal above.
The landlord reviews and approves before any proposal is issued to you.
Formal proposal letter (LOI)
Illustrative proposal generated from the owner's stated parameters and a modeled build-out. Not a binding offer; the landlord approves any proposal before it is issued.
What security will the landlord require?
Landlords underwrite the tenant before signing. Enter your financials and ALEX tells you the deposit, letter of credit, or guaranty you should expect before you share anything with the landlord.
Heads up:the base rent here starts from ALEX's market estimate, because this building came from the public record and has no quoted asking rate. Once the owner claims the listing and publishes real terms, this proposal runs on their actual numbers.