Instantly analyze whether a retail lease makes financial sense. Compare your deal terms against ICSC industry benchmarks to see if the occupancy cost ratio is healthy for your retail category.
Used by CRE brokers and retailers to pressure-test deals before signing. Benchmarks based on industry research and published reports.
Select a retail category to get started
Choose your category on the left and we'll auto-populate industry benchmarks, calculate your occupancy cost ratio, and tell you if this deal is healthy.
Common questions about retail lease economics and deal analysis.
The occupancy cost ratio is the percentage of a retailer's gross sales that goes toward total occupancy costs (base rent + NNN charges + percentage rent). Industry benchmarks typically range from 5% to 12%, depending on the retail category. A lower ratio means more margin protection for the tenant.
It depends on the retail category. Fast food and QSR typically target 6-8%, full-service restaurants 8-10%, specialty retail 10-15%, and supermarkets 1-3%. Our calculator uses ICSC benchmark data to show you the exact industry average for your category.
Implied fair rent is calculated by multiplying the projected annual sales by the average occupancy cost ratio for the retail category. For example, if a coffee shop projects $600,000 in annual sales and the ICSC benchmark occupancy cost for fast food is 7.2%, the implied fair annual rent is $43,200 ($600K × 7.2%).
The natural breakpoint is the sales volume at which percentage rent begins. It equals the annual base rent divided by the percentage rent rate. For example, if base rent is $120,000/year and the percentage rent rate is 5%, the natural breakpoint is $2,400,000. The tenant pays additional rent only on sales exceeding this amount.
NNN (triple net) charges are additional costs passed through to tenants beyond base rent. They include property taxes, building insurance, and common area maintenance (CAM). NNN charges typically range from $5 to $20 per square foot depending on the market and property type.
A good deal keeps the total occupancy cost (rent + NNN + percentage rent) within the industry benchmark for your retail category. Our calculator compares your specific deal terms against ICSC national averages to show whether the occupancy cost is healthy, needs watching, or carries elevated risk.
Average sales per square foot and occupancy cost ratios for 20+ retail categories.
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