27271 Las Ramblas, Suite 300 · 27261-27271 Las Ramblas
Mission Viejo · office · 6,691 SF
Landlord proposal · 27271 Las Ramblas, Suite 300, 27261-27271 Las Ramblas
Generated by the ALEX agent from the owner's parameters. Every number below is negotiable.
Base rent
$29.40
/SF/yr
Term
3 yr
36 months
Free rent
2 mo
abated
TI allowance
$20
/SF
Escalation
3%
annual
$15,979/mo average · $575,242 all-in over the term
Effective rent $28.66/SF/yr after 2 months free. The $133,820 allowance covers the modeled build-out.
Total base rent over term
$575,242
Operating expenses (FSG)
included in rate
Rent abatement (free rent)
− $32,786
Total lease cost
$575,242
Tenant build-out beyond allowance
$0
All-in cost of occupancy
$575,242
NPV @ 8%
$507,909
Security deposit
$32,786
Cash required at signing
$32,786
Cost by year
Year 1
$163,930
Year 2
$202,617
Year 3
$208,695
Year 4 (renewal)
$214,956
Year 5 (renewal)
$221,405
Year
Base rent
Free rent
Your build-out
Total
$/SF
Year 1
$196,715
- $32,786
0
$163,930
$24.50
Year 2
$202,617
0
0
$202,617
$30.28
Year 3
$208,695
0
0
$208,695
$31.19
Year 4 (renewal)
$214,956
0
0
$214,956
$32.13
Year 5 (renewal)
$221,405
0
0
$221,405
$33.09
5-year total
$1,044,388
- $32,786
$0
$1,011,603
$30.24 avg
$/SF is what you pay that year divided by 6,691SF. 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 $27.64/SF
−$385/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 · $27.64/SF · 3 mo free · $32/SF TI · $15,594/mo all-in
Ask for 4 months free instead of 2
−$32,786 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 · $29.40/SF · 4 mo free · $20/SF TI · $15,068/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: $29.44/SF/yr effective.
Tenant agent
No stated tenant budget. ALEX targets 5% under the terms on the table ($15,180/mo).
Landlord agent
No zone of agreement: the landlord's floor works out to $16,415/mo but the tenant's ceiling is $15,180/mo, a $1,235/mo gap.
ALEX
Closing it takes a smaller suite, a longer term, or one side moving its constraint.
No zone of agreement: $1,235/mo apart. A smaller suite, a longer term, or one side moving its constraint closes it.
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.