occupancy costs
How do CAM caps change occupancy-cost risk?
How do CAM caps change occupancy-cost risk?
A cap on controllable extras limits later surprise. No cap leaves the occupancy stack open after year one.
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Questions this page also answers
What is the short answer?
A cap on controllable extras limits later surprise. No cap leaves the occupancy stack open after year one.
What should you change first?
Change this page's input and hold the rate still.
What must stay visible?
The rate, the extras, and the year the credit lands.
What should you open next?
Open What is CAM in a commercial lease and keep the same stack.
Plain-language definition
A cap on controllable extras limits later surprise. No cap leaves the occupancy stack open after year one.
Start with cash you can date. Leave slogans off the sheet.
Add extras the tenant still pays.
Keep one visible rate so a later reader can check the work.
Name the method in plain words.
This page sits under Occupancy costs.
Need the next step? Open What is CAM in a commercial lease.
See How does CAM sensitivity change a lease ranking when you want the nearby walk.
Open Why can the lowest rent option have a higher occupancy cost if this page is not the last step.
Investopedia defines net present value as later cash brought back to today. See Investopedia on NPV.
Why it matters
This question still needs a dated cash walk: How do CAM caps change occupancy-cost risk?
A short recap cannot carry a year-by-year example.
The rank can flip when this input moves.
A finance lead will ask which line changed the number.
How it works
- Put the numbers on one year list with rent.
- Hold the other assumptions still.
- Use one named method to shrink or spread the cash.
- Show a second path so the gap is visible.
- Keep the rate on the same page as the pick.
Formula in words. CAM-cap risk uses one shared rate and one dated list.
| Input | Meaning |
|---|---|
| Start rent | First-year rent before extras |
| Extras | CAM, tax, or insurance the tenant still pays |
| Credits | Free rent or build-out money |
| Term | How many years the cash list runs |
| Discount rate | How hard later cash is shrunk |
Worked example
Here is a teaching sample. It is not customer data and not a result from a live client.
| Metric | Path A | Path B |
|---|---|---|
| Start rent | $32,000 | $29,760 |
| Year-1 extras | $13,000 | $13,910 |
| Year-1 credit | $0 | $0 |
| Sample NPV | $339,756 | $329,713 |
| Year | Rent | Extras | Credit | Cash out | Value today |
|---|---|---|---|---|---|
| Year 1 | $32,000 | $13,000 | $0 | $45,000 | $41,667 |
| Year 2 | $32,960 | $13,390 | $0 | $46,350 | $39,738 |
| Year 3 | $33,949 | $13,792 | $0 | $47,741 | $37,898 |
| Year 4 | $34,967 | $14,205 | $0 | $49,172 | $36,143 |
| Year 5 | $36,016 | $14,632 | $0 | $50,648 | $34,470 |
| Year 6 | $37,096 | $15,071 | $0 | $52,167 | $32,874 |
| Year 7 | $38,209 | $15,523 | $0 | $53,732 | $31,352 |
| Year 8 | $39,355 | $15,989 | $0 | $55,344 | $29,901 |
| Year 9 | $40,536 | $16,469 | $0 | $57,005 | $28,517 |
| Year 10 | $41,752 | $16,963 | $0 | $58,715 | $27,196 |
| Sample NPV | — | — | — | — | $339,756 |
Sample NPV for CAM-cap risk sample is about $339,756. A second path lands near $329,713.
Year 1 of CAM-cap risk sample has rent of $32,000.
Shared building cost is $13,000.
No extra credit shows up this year.
Cash out this year is about $45,000. Year one carries the CAM-cap risk sample credit.
Later cash gets a shrink for time. At 8 percent, year 1 is worth about $41,667 today.
Next, year 2 rent is $32,960.
Assumptions
- The CAM-cap risk sample uses one visible 8 percent rate.
- Credits hit in year one unless the page says otherwise.
- Both options share the same extra basis.
- No percentage rent sits in this teaching walk.
Edge cases
A mid-year start needs a stub period, not a fake full year.
A credit that pays later must move to that later year.
A cap on extras changes the later risk, not the first sticker.
Common mistakes
- Copying a nearby page and only changing the title.
- Hiding the rate.
- Dropping extras on a net path.
- Calling the teaching sample a live client result.
Decision implications
A cap on controllable extras limits later surprise. No cap leaves the occupancy stack open after year one.
If the gap is thin, show a second rate before anyone picks.
If one path wins only from a mistimed credit, rebuild the list.
This page answers one question. Nearby pages cover the next step.
See What is CAM in a commercial lease when you need that next step. Open How does CAM sensitivity change a lease ranking for the nearby walk. Use Why can the lowest rent option have a higher occupancy cost if you want a second path.
Limits
- The number does not score daylight, transit, or floor plate.
- The number does not replace a legal read.
- Do not let one metric pick a space the team cannot use.
- Do not use this page as a clone of a nearby question.
U.S. BLS describes how brokers advise clients on property deals. See BLS broker occupation data.
Next step
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Ready for a bounded next step? Request Pilot Access or see how it works and compare commercial leases.
What is total occupancy cost in a commercial lease? · What is CAM in a commercial lease? · What hidden occupancy costs do tenants miss? · What is occupancy cost per square foot? · How do property taxes change occupancy cost? · How does insurance change occupancy cost? · What is the difference between base rent and occupancy cost? · How do you compare occupancy cost on a gross lease and a net lease?
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