Afrexai Lease Analyzer

# Commercial Lease Analyzer

Analyze commercial leases (office, retail, industrial, warehouse) for hidden costs, unfavorable terms, and negotiation leverage. Use when reviewing a new lease, renegotiating a renewal, or comparing multiple lease options.

## When to Use
- Signing a new commercial lease
- Lease renewal negotiation
- Comparing multiple lease proposals
- Auditing existing lease for cost reduction
- Subleasing or assignment analysis

## What You Need from the User
1. **Lease type**: Office, retail, industrial, warehouse, mixed-use
2. **Lease terms**: Base rent, term length, renewal options
3. **Cost structure**: NNN, modified gross, full-service gross
4. **Square footage**: Usable vs rentable (load factor)
5. **Location/market**: City, submarket (for comp analysis)

## Analysis Framework

### 1. Cost Breakdown (True Occupancy Cost)
```
Base Rent ($/SF/yr)
+ CAM Charges (Common Area Maintenance)
+ Property Tax Pass-Through
+ Insurance Pass-Through
+ Utility Estimates
+ Parking Costs
+ Janitorial (if not included)
= Total Occupancy Cost ($/SF/yr)
÷ 12 = Monthly Cost
× Term = Total Lease Liability
```

### 2. Load Factor Analysis
```
Rentable SF ÷ Usable SF = Load Factor
Industry benchmarks:
- Class A Office: 1.15-1.20 (15-20% common area)
- Class B Office: 1.12-1.18
- Retail: 1.05-1.10
- Industrial: 1.02-1.05

Flag if load factor > benchmark. Every 1% = real money.
Example: 5,000 USF at 1.20 = paying for 6,000 RSF
At $30/SF = $30,000/yr for hallways and lobbies
```

### 3. Escalation Modeling
Project total cost over full term including:
- **Fixed increases**: 3% annual is standard. Flag >3.5%
- **CPI-linked**: Model at 2.5%, 4%, 6% scenarios
- **Market reset**: Compare to projected market rents
- **CAM escalation caps**: If uncapped, model 5-8% annual increases

Output a year-by-year cost table showing base rent, estimated CAM, total cost.

### 4. Critical Clause Review

**Red Flags** (flag immediately):
- Personal guarantee without sunset clause
- Demolitio...

# Commercial Lease Analyzer

Stop overpaying on commercial leases. This skill turns your AI agent into a lease analyst that catches hidden costs, flags unfavorable terms, and identifies negotiation leverage.

## What It Does

- **True cost calculation** — Base rent is never the real number. This models CAM, tax pass-throughs, insurance, load factor, parking, and escalations to show actual occupancy cost
- **Clause-by-clause risk scoring** — Flags demolition clauses, uncapped CAM, personal guarantees without sunsets, and 15+ other terms that cost tenants real money
- **Escalation modeling** — Year-by-year projections under fixed, CPI, and market reset scenarios
- **Multi-option comparison** — Side-by-side matrix when evaluating competing lease proposals
- **Negotiation playbook** — Ranked by dollar impact over the lease term, calibrated to current market vacancy

## Who Needs This

- **Business owners** signing or renewing office/retail/industrial leases
- **Real estate teams** evaluating multiple locations
- **CFOs** modeling lease liability under ASC 842
- **Property managers** benchmarking tenant costs
- **Startups** getting their first commercial space (where mistakes are expensive)

## Example Output

```
LEASE ANALYSIS: 450 Park Ave, Suite 800
━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

VERDICT: NEGOTIATE

TRUE COST
Monthly: $18,750
Annual: $225,000
Full Term (5yr): $1,198,000
Per Employee: $781/mo (at 24 headcount)

RED FLAGS: 2
- Uncapped CAM escalation — projected $42,000 overpayment by Year 5
- Personal guarantee with no sunset — full liability for entire term

TOP 3 NEGOTIATION PRIORITIES:
1. CAM cap at 5% annual — savings: $42,000 over term
2. Personal guarantee sunset at Month 24 — risk reduction
3. Early termination at Year 3 — flexibility value: $225,000
```

## Covers All Lease Types

- Full-service gross (office)
- Modified gross
- Triple net (NNN) — retail and industrial
- Percentage rent (retail)
- Ground leases

Includes 2025-2026 benchmarks for 10 major US...