— Commercial Real Estate Tools —

Commercial Lease Rate Estimator

Own space? Find out what it can lease for. Renting space? See which quote is really cheaper once taxes and expenses are counted. Built for Chicagoland commercial real estate.

Free · No email required · Instant results

Leasing Out Your Space

What can I lease my space out for?

A quick, honest read on the rent your space would command — based on Jason’s closed deals across the market, not a stat sheet. Results update as you type.

Your Space

Property type

What the space is used for

Where is it?

County drives taxes — and taxes drive the rent basis

How big is the space?

Rentable square feet you’re offering

Condition

Nudges you within the range, not beyond it

Renting Space

What will renting this space cost you?

Start with the basics for a rough all-in number — base rent plus taxes and expenses, the figure you can’t get off a flyer. Already holding quotes? Compare two below to see which is really cheaper. Results update as you type.

Just need the full occupancy-cost breakdown for one triple-net lease — base rent, CAM, taxes, insurance? Use the NNN Lease Cost Estimator →. This tool is built for comparing two quotes and converting between Modified Gross and Triple Net.

The Space

Space size

Rentable square feet, from the flyer

Property type

Sets the typical tax figure for Triple Net quotes

Market

Cook and Lake County carry very different tax burdens

Lease term

Used for the total cost and effective rate

Yearly increase in taxes & expenses

Applies to taxes, CAM, insurance and utilities you pay. 0 holds them at today’s figure.

Utilities you pay (optional)

Added to Triple Net and Modified Gross quotes; a Full Service rate already includes utilities.

The Quote

Quote A

Quoted rate

The number on the flyer, per square foot per year

Lease basis

How the rate is quoted — this is what makes quotes comparable

Property taxes

Prefilled with the typical figure for this property type and county, from assessor public records; for Lake County office and medical, a pooled countywide starting estimate. Replace it with the building’s actual bill when you have it.

CAM

Common-area maintenance. Prefilled with a starting estimate for this property type, from recent Lake County leases. Replace it with the landlord’s actual figure when you have it.

Insurance

Your share of the building’s insurance — ask the landlord. Enter 0 if the CAM figure already includes it.

Deal terms (optional)

Annual increases

Free rent

TI allowance

Estimates only, from Jason’s deal experience and public tax records. Real numbers depend on the exact space, lease terms, and timing. The button on each side opens a short form to Jason; add the figures you want checked and he will come back with a real answer, free.

What it actually costs

Every figure below is all-in — base rent plus taxes and expenses — so different lease types compare fairly. Taxes and expenses stay at today’s figure unless you set a yearly increase above. Utilities count only where you enter them; a Full Service rate already includes them.

Quote A

—

all-in, per SF per year — year one

Monthly, all-in—

Annual, all-in—

Avg. effective rate over term
counts increases, free rent and TI—

Total paid over term—

Net cost after TI allowance
decides which quote wins—

Quote B

—

all-in, per SF per year — year one

Monthly, all-in—

Annual, all-in—

Avg. effective rate over term
counts increases, free rent and TI—

Total paid over term—

Net cost after TI allowance
decides which quote wins—

Show the work — every number, every source +

Before You Sign Anything

Shopping spaces? I may already know yours.

Send me the quotes you’re weighing — I’ll tell you what’s really included, what’s negotiable, and whether there’s a better building you haven’t seen. No cost, no obligation.

Have Jason check these numbers →

Weighing just one triple-net lease? Get the full occupancy-cost breakdown with the NNN Lease Cost Estimator →

— How This Works —

Why lease basis is the whole game

Modified Gross vs. Triple Net

A Modified Gross rate already includes property taxes and building expenses. A Triple Net (NNN) rate does not — you pay those on top. That is why a $9.00 NNN quote can cost more than a $14.00 Modified Gross quote once you add it all up.

Why the county matters

Cook County and Lake County carry very different property-tax burdens, and on a Triple Net lease the tenant pays that gap. The tax figures here are rounded from county assessor public records — and you can replace them with a building’s actual bill.

Where the ranges come from

The asking ranges reflect Jason’s closed deals across Chicagoland commercial real estate, rounded to honest bands, as of July 2026. They are a starting point, not an appraisal — the exact number always comes from a conversation about your specific space.