Commercial real estate calculators
Five free commercial real estate calculators in one place — cap rate, triple-net (NNN) lease cost, rent per square foot, gross rent multiplier and cash-on-cash return. Enter your numbers and the result updates instantly in your browser. No signup, no export wall. Cap rate is NOI ÷ price; NNN cost is base rent plus taxes, insurance and CAM per square foot; rent per square foot is annual rent ÷ leasable area.
Value at a target cap rate
Calculations run entirely in your browser. Figures are estimates for screening, not investment advice.
Key formulas
- Cap rate = NOI ÷ purchase price × 100
- NNN gross rent = (base rent + NNN charge) × area
- Rent / sq ft = annual rent ÷ leasable square feet
- GRM = price ÷ gross annual rental income
- Cash-on-cash = annual pre-tax cash flow ÷ cash invested × 100
When to use each calculator
Cap rate is the headline yield commercial deals trade on. It strips out financing so two buildings can be compared on the property alone. GRM is the fast screen — it needs only price and gross rent, so you can rank a long list of opportunities before doing deeper work. Cash-on-cash brings the debt back in and tells you what the deal actually returns on the cash you put down in year one.
On the leasing side, the NNN calculator converts a quoted base rent and net charge into the real all-in cost a tenant signs up for, and the rent-per-square-foot calculator normalises any lease back to a comparable figure — essential when one landlord quotes annual and another quotes monthly.
From a number to a deal
A calculator tells you whether a building pencils. It does not tell you which buildings to look at, or who controls the tenant about to outgrow theirs. That is the gap brokers and funds lose deals in — the analysis is easy, the sourcing is hard.
Scayled works the sourcing side: scan any address and see every occupier around it, ranked by movement signals — leases nearing expiry, businesses expanding or contracting — each with the verified decision-maker. You value the deal here, then find the next one there.
Frequently asked questions
How do you calculate the cap rate on a commercial property?
Divide the property's net operating income (NOI) by its purchase price or value, then multiply by 100. A property with $250,000 NOI and a $4,000,000 price has a cap rate of 6.25%. NOI is annual rental income minus operating expenses, before any mortgage payments.
What is a triple-net (NNN) lease cost?
Under a NNN lease the tenant pays base rent plus the three 'nets' — property taxes, building insurance and common-area maintenance (CAM) — usually quoted per square foot per year. Effective gross rent is base rent plus the NNN charge, multiplied by the leasable area.
How is commercial rent per square foot calculated?
Divide the annual rent by the leasable area in square feet. US commercial leases typically quote rent per square foot per year; many retail and industrial leases quote per month, so divide the annual figure by 12 to compare like-for-like.
Cap rate vs gross rent multiplier — which should I use?
Use GRM (price ÷ gross annual rent) to screen a long deal list fast, because it needs only price and rent. Use cap rate on the shortlist, because it accounts for operating expenses and gives a truer yield. Commercial deals are almost always negotiated on cap rate.
Related
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