Digital leasing analyst
Spend more time in the market and in face-to-face meetings — less time wrestling Excel formulas. Market-specific commissions, real expense treatments, every concession category tracked separately, then every proposal on the deal in one comparison matrix.
Built to make CRE executives more productive — not busier in spreadsheets.
Signature demo · fictitious data
Giga Healthcare Solutions · Atlanta office requirement · ~40,000 SF. Rank them on face rent and you chase Phipps Overlook. Rank them on the real occupancy cost to the tenant, and Lindbergh Tower climbs from fourth to first.
| Cheapest headline first | 1 Phipps Overlook | 2 Lenox Place | 3 Old Ivy Station | 4 Lindbergh Tower | 5 Buckhead Corp. Park |
|---|---|---|---|---|---|
| Headline rent /SF | $26.50/SF | $26.75/SF | $27.50/SF | $29.00/SF | $31.50/SF |
| Free rent (months) | 5 | 8 | 5.5 | 4 | 9.5 |
| Escalations | 2.75% | 3.00% biennial | 2.50% | $0.50/SF | 2.25% |
| Size | 40,000 SF | 41,000 SF | 38,500 SF | 39,600 SF | 37,750 SF |
| Avg gross effective /SF | $28.48/SF | $26.66/SF | $29.17/SF | $29.27/SF | $32.08/SF |
| Annual net effective /SFThe number | $11.01/SF | $8.39/SF | $10.39/SF | $7.85/SF | $9.81/SF |
| Total concessions /SF | ($45.54)/SF | ($62.83)/SF | ($52.35)/SF | ($63.67)/SF | ($83.44)/SF |
| Concessions per yr of term | ($6.14)/SF | ($8.11)/SF | ($7.06)/SF | ($8.68)/SF | ($10.65)/SF |
| Landlord capital outlay /SF | $49.84/SF | $60.06/SF | $55.50/SF | $70.29/SF | $76.70/SF |
| Landlord payback | Mo 42 of 89 | Mo 53 of 93 | Mo 45 of 89 | Mo 52 of 88 | Mo 57 of 94 |
| Total lease NPV /SF | $45.35/SF | $28.36/SF | $40.27/SF | $24.18/SF | $30.28/SF |
Ranked on headline rent, cheapest first: Phipps, Lenox, Old Ivy, Lindbergh, Buckhead. Switch the sort. The $26.50 building — thinnest concession package on the board at $45.54/SF — is about to finish last.
The moat
Some sharp commercial real estate analysts can build a net effective rent calculator over a weekend. Almost nobody will build the fiddly parts — which is the entire reason a working broker would trust this over a generic tool.
A first-month multiplier on top of a percentage — because that’s how it gets paid here.
Rates that step down over the term, not a flat percent of a number that never existed.
The local convention, as a first-class commission type, not a footnote in a cell.
Toggle what actually gets waived. The two are not interchangeable, and the delta is real money.
Hold the bump until free rent burns off. Commencement and the first increase are not the same date.
Expense treatment the way the lease is papered — not a single blended number.
TI, FF&E, moving, and an existing-lease takeover. Separate line items, not one lump “concessions.”
A smaller footprint gets credit. Ranking on rate alone punishes the efficient plan.
What it actually does
Property, state, month received, landlord, recipient. A nickname for the round. Rentable SF, term, starting rent, escalation as $/SF, %, or flat — at any frequency, with a configurable first escalation month. Gross with base-year stop, net, or full service. Four categories of allowance. Four commission conventions. An annual discount rate.
Two features do the real work: Compare Selected — the matrix — and the nickname timeline, rounds of one negotiation stacked chronologically. The second one is why people stay.
Outputs
The calculation is identical
Owners & asset managers
Approve the outlay, see landlord payback, and judge whether a letter of credit, security deposit, or guarantee is proportionate — then walk into committee with one matrix instead of five spreadsheets.
Answers to Investment committee, fund, ownership
Brokers — both sides of the table
Build the counter, keep the negotiation history, and export the comparison into the firm’s template. The math is the same; only the direction of “good” changes.
Answers to The client
Corporate real estate
Different sizes, terms, and expense structures, scored on one screen so the CFO is not comparing apples to a blended average.
Answers to CFO, board
Retention
Nickname the proposal. Counter it. Best-and-final it. The timeline keeps the negotiation history so the math doesn’t get lost when the spreadsheet does. When it’s time to present, export the proposal or comparison table to Excel and drop it into your firm’s template.
Get in touch01 · Round 1 · face $29.00
Initial — Lindbergh Tower
$8.40
02 · Round 2
Counter — free rent to 6
$8.05
03 · Round 3 · the number
Best and final
$7.85
