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The $22/sq ft space costs $30/sq ft. Here is the math.
Commercial leases quote a base rate and bill the rest separately: taxes, insurance, and common-area maintenance (NNN), plus annual escalations that compound over the term. This calculator assembles the real all-in rate and the total 5-year commitment — the number to compare across spaces.
Tenants use it before signing to convert the quoted base rate into the real all-in commitment, and to see what escalations do to a 5-year term. Brokers respect tenants who show up knowing the NNN actuals.
Triple net: the tenant pays property taxes, building insurance, and common-area maintenance on top of base rent — typically $6–$12/sq ft on top of the quoted rate. A gross lease bundles everything. Never compare a gross quote to a NNN quote without converting both to all-in rates.
A 3% annual escalation on a 5-year lease adds about 6.2% to the total versus flat rent — on the default example here, $13,911 over the term. Escalations are negotiable at signing and nearly never negotiable after; caps and flat renewal options are worth real money.
In order of dollar impact: tenant-improvement allowance (free build-out money), free rent months (1 month per year of term is common), the NNN reconciliation audit right, and assignment/sublet rights (your exit if the business moves or dies). Rate is the fourth thing, not the first.