Onshore tools · SF & the Peninsula

What will the space really cost?

Compare rent, expenses, and improvements on the same monthly basis. Start with an office reference or enter the quote for your own office, flex, or industrial space.

Starting base-rent reference

References are dated FSG office averages, not offers. Expenses and project costs start at zero as unentered assumptions. Changing a reference resets only base rent and additional expenses.

Rentable area (SF)

Base rent ($/SF)

Additional expenses ($/SF)Only costs excluded from base rent. Use the landlord’s expense estimate.

Other recurring costs ($/mo)Utilities, internet, parking, or services not already included.

Lease term (months)

Free base-rent monthsModeled at the beginning of the term; other costs still apply.

Annual base-rent increase (%)

Improvement budget ($/SF)

Landlord TI allowance ($/SF)

Annual TI financing rate (%)0% spreads tenant-funded work evenly for comparison. It is not a financing offer.

Refundable deposit ($)Shown as cash tied up, excluded from modeled expense totals.

Moving and other one-time costs ($)

Your occupancy estimate

$12,275/mo

Computed average over 36 months, including modeled TI payments and one-time costs.

Additional expenses are set to $0. Confirm what the base quote includes; unentered costs are excluded.

Starting monthly base rent: $12,275
Additional monthly expenses: $0
Other monthly costs: $0
Monthly TI payment / allocation: $0
Modeled term cost: $441,900
Tenant-funded improvements: $0
TI financing cost over term: $0

If you pay for work in cash

Work, deposit, and one-time costs before allowance reimbursement: $0. After the modeled allowance: $0. These exclude prepaid rent and any unentered costs. This cash view is an alternative to financing; do not add it to the financed term total.

Allowance is capped at the improvement budget. Reimbursement timing and cost eligibility come from your work letter. At 0% interest the monthly TI amount is a comparison allocation, not an actual bill.

Cost by lease year

Computed totals; final year can be shorter than 12 months.
Year / months	Base rent	Expenses + other	TI	Total
1 / 12	$147,300	$0	$0	$147,300
2 / 12	$147,300	$0	$0	$147,300
3 / 12	$147,300	$0	$0	$147,300

One-time costs of $0 are included in the term average above, outside this recurring-cost schedule. Refundable deposit: $0, excluded from expense totals.

How this calculator works

Base rent increases on each lease anniversary. Free rent applies to the first selected months of base rent only. Expenses and other recurring costs are held flat; enter your own expectations and compare scenarios. Tenant-funded improvements equal the project budget less the usable allowance, floored at zero. They are spread over the lease term at the entered interest rate. Moving costs enter the term average once; refundable deposits are shown separately.

This is a planning model, not a lease quote. It excludes unentered costs, changing expense reconciliations, taxes on financing, and project-specific cash timing. The cash-work alternative excludes prepaid rent and does not double-count the financed TI amount. At 0% the TI line is a comparison allocation.

Dated office references

Kidder Mathews Q2 2026 reports $49.10/SF/year FSG for Financial District Class A/B office. Its Peninsula office report gives $5.50/SF/month FSG. These are distinct office markets, not industrial defaults or available-space quotes. Reference checked September 20, 2026.

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