Estimate what a commercial space will really cost each month under a triple net (NNN) lease. Enter the size of the space, the base rent, and the estimated NNN charges from the listing, and the calculator adds it all up so you can compare spaces on an apples-to-apples basis.
Estimate your NNN lease cost
The starting numbers are examples only. Replace them with the figures from the listing or lease you are reviewing. NNN charges are estimates that get trued up in the OpEx reconciliation, so your actual cost can be higher or lower.
How the NNN Lease Calculator Works
Commercial rents are usually quoted in dollars per square foot per year. Under a NNN lease, the quoted base rent is only part of the cost, because the tenant also pays a share of the property’s operating expenses. The calculator adds base rent and NNN charges, multiplies by your square footage, and divides by 12 to get a monthly payment.
If you enter the building’s total size, it also shows your pro rata share, the percentage of the building’s operating expenses you would be responsible for.
What Goes Into NNN Charges?
Most NNN leases pass through three categories of expenses: property taxes, property insurance, and common area maintenance (CAM). For the full picture, read What Is a Triple Net (NNN) Lease and How Does It Work? and The Third N: Common Area Maintenance. Weighing a NNN lease against other structures? See The Five Most Common Types of Commercial Leases Explained and When Should I Use a Triple Net (NNN) Lease?
Frequently Asked Questions
How do you calculate a triple net lease payment?
Add the base rent and the NNN charges (property taxes, insurance, and CAM), multiply by the square footage, and divide by 12. For example, 2,000 square feet at $18 base rent plus $6.50 in NNN charges comes to $24.50 per square foot per year, or about $4,083 a month.
What is a pro rata share in a NNN lease?
Your pro rata share is the portion of the building’s operating expenses you pay, based on the space you lease. It is usually your square footage divided by the building’s total rentable square footage, so a tenant in 2,000 square feet of a 10,000 square foot building pays 20% of the expenses.
Are NNN charges fixed for the year?
No. The landlord bills estimated NNN charges each month, then compares them to actual expenses in an annual CAM reconciliation. If the estimates were low you pay the difference, and if they were high you receive a credit.
What This Calculator Does Not Include
The calculator gives you a first-year estimate of base rent plus NNN charges. Your actual occupancy cost may also include:
- Annual rent increases (escalations) after the first year
- Utilities, janitorial, and your own business insurance
- Administrative fees
- Your security deposit and other move-in costs
- OpEx reconciliation adjustments, which can raise or lower what you owe
- Lease-specific terms such as expense caps, base years, or how the building’s square footage is measured
A note on Florida sales tax: Florida no longer charges state sales tax or local surtax on most commercial rent for rental periods beginning on or after October 1, 2025, so the calculator does not add any. See Florida Department of Revenue Tax Information Publication 25A01-04 for details.
Disclaimer: This calculator provides estimates for general informational purposes only. It is not a quote, an offer to lease, or legal, tax, or financial advice. Actual costs depend on the terms of your lease and the property’s actual expenses. Review any lease with a qualified real estate attorney and tax professional before signing. Clubbs Real Estate Group LLC is a licensed real estate broker.
Looking at a commercial space in Panama City or Bay County? Our commercial team can walk you through the numbers on any lease. Call 850.750.2000 or browse available commercial properties.