Commercial Lease Valuator & NER Protocol — Office Lease Google Sheet

In commercial real estate negotiations, landlords are masters of structuring proposals that look incredible on page one, but conceal massive long-term liabilities. Between headline rental rates, upfront free rent abatements, compounding annual percentage escalations, Tenant Improvement (TI) allowances, and lump-sum moving credits, comparing an existing lease renewal against a physical office relocation is rarely an apples-to-apples exercise.

Most lease comparison templates fail at this. They rely on rough "back-of-the-napkin" averages that ignore the time value of money, or they are fragile legacy files clumsily uploaded to Google Drive—resulting in broken discount formulas and mismatched lease terms.

The Commercial Lease Valuator & NER Protocol solves this. Engineered specifically and strictly as a native Google Sheet, this tool functions like a custom piece of corporate software inside your browser:

• The Scenario Driver Hub: Define your competing proposals in one clean location (Rentable Area, Lease Term, Starting Base Rent, Annual Step-Ups, Free Rent, TI Allowance, Moving Credits, and Corporate Discount Rate).
  

• The Visible 120-Month Schedule: Zero black-box math. The sheet generates an itemized, month-by-month cash flow schedule utilizing strict Annuity Due (paid-in-advance) discounting. You can visually verify rent holding flat through Month 12, stepping up smoothly at Month 13, and dropping to $0.00 net cash outflows during designated free rent windows.
  

• The Executive Scorecard: Instantly normalizes both proposals side-by-side. It calculates Total Contract Rent, Net Nominal Cash Outflow, standard Nominal NER, and the institutional gold standard: True Economic NER (Discounted $ / sq ft / yr).
  

Because the underlying schedules and DCF logic are digitally locked, you literally cannot break the model. Stop trusting landlord marketing decks. Underwrite your proposals, export a clean, grid-free PDF report directly from the sheet, and present your recommendation to the CFO or Board with 100% mathematical certainty.