Your rent, measured against the street
Asking and achieved rents, adjusted to your space, as a range.
- Length
- 7 business days
- Price, indicative
- From $1,500 per property
Asking rents are what landlords hope for. Achieved rents are what tenants signed, after free months and build-out money. The benchmark gathers both for spaces like yours, adjusts each one for size, condition and terms, and gives a range with its reasoning, because a single number would claim more certainty than the evidence holds.
Seven business days to a range
- Day 0
The question set
Your lease, floor plan and photos, and the question: renewal, rent reset, new listing or option.
- Days 1 to 3
Comparables gathered
Recent signed leases and current listings for similar space, each with its source and date.
- Days 4 to 5
Adjusted to your space
Each comparable adjusted for size, age, condition, location and the terms of its lease.
- Day 6
Concessions priced in
Free months and build-out allowances turned into effective rent, so every deal compares fairly.
- Day 7
Range and memo
A low, likely and high rent per square foot, a short memo and a 30-minute call.
What lands on your desk
- Who it is for
- Landlords and tenants facing a renewal, reset or vacancy
- Format
- Remote, from your lease, floor plan and local rent evidence
- A rent range per square foot: low, likely and high, with the reasoning
- A comparables table: asking and achieved rents, size, terms and concessions
- The adjustment grid showing how each comparable was moved toward your space
- Effective rent math for free months and tenant improvement allowances
- A short memo on what the range means for your renewal, reset or listing
- A 30-minute call to walk through the evidence
Who it suits, and who not
Right for you if
- Leases with a reset to fair market rent or an option priced at market
- Landlords setting an asking rent for space coming vacant
- Tenants testing a landlord’s renewal offer against the market
- Owners checking whether fixed or CPI-linked escalations kept pace with the market
Look elsewhere if
- Rent arbitrations where the lease requires a licensed appraiser
- A full negotiation plan with a walk-away number (see the renewal and negotiation brief)
Example: a flex building’s rent reset
A landlord owns a 12,000 square foot flex building in Greeley, leased to one tenant at $8.40 per square foot triple net (the tenant pays taxes, insurance and upkeep), with a reset to market rent in year six. Nine comparables show asking rents of $10.00 to $11.50 and achieved effective rents of $9.10 to $10.20. Adjusted down for a 16-foot clear height and up for two dock doors, the range is $9.25 to $9.90, with $9.60 most likely.
Market rent benchmark questions, answered
Why a range instead of one number?
Because the evidence is a range. Comparable spaces differ in size, condition and terms, and every adjustment involves judgment. A range shows where the evidence clusters and how wide it runs; the memo then says where your space most likely falls and why. A single figure would hide that judgment instead of showing it.
What is the difference between asking and achieved rent?
Asking rent is the listed price; achieved rent is what a tenant actually signed. The gap is usually concessions: free months, a tenant improvement allowance (landlord money for build-out) or a lower first year. We convert those into effective rent, the average the landlord really collects over the term, so comparables line up.
Where do the comparables come from?
From current and recent listings, and from local brokers, owners and managers willing to share signed terms. Each comparable in the table carries its source and date. Where a figure is reported but not confirmed, the table marks it, and it carries less weight in the range.
Can a tenant order a benchmark?
Yes. A tenant facing a renewal offer, an option priced at market or a move gets the same evidence a landlord would. The memo reads from your side of the table: whether the offer sits inside the range, and which terms are worth asking about. We do not negotiate for you.
Does the benchmark predict future rent?
No. It measures the market as of the report date, from signed and listed deals, and rents can move either way after that. We will not promise a figure. Where a lease runs several years, the memo shows how fixed steps or escalations tied to the consumer price index (CPI) would track against today’s range.
Read on before you call
Scope this with us
A free 30-minute call to see whether the market rent benchmark fits your property, your dates and your budget.