Commercial real estate, without the runaround.
Your space should fit where your business is going, not just where it is today. We learn how you operate first, then plan, find and negotiate around it, lease after lease.
/ OUR MISSION
Innovative service, whether it's your first commercial lease or your 100th acquisition.
IRVINE | NEWPORT |
INLAND EMPIRE | LOS ANGELES
INLAND EMPIRE | LOS ANGELES
01 / WHAT WE DO
T/R
Tenant representation
From first office to full HQ, we plan your space around where the business is headed and stay in your corner long after move-in.
L/R
Landlord representation
Positioning your building, finding tenants worth keeping and making sure the asset performs through every market cycle.
ACQ
Acquisitions & investment
Building a portfolio, not just buying a property, with best-in-class tech and deep industry relationships behind every move.
02 / ON THE MARKET
01
03 / TOOLBOXTENANTS · LANDLORDS · INVESTORS
FOR TENANTS
Your LOI quotes rentable square feet. Here's how much of it you actually get to use.
USABLE SF5,000
YOUR SHARE OF COMMON AREA750 SF
R/U RATIO1.15
Usable square feet (USF): the space your company occupies exclusively, such as offices, open work areas, conference rooms and your break room.
Rentable square feet (RSF): your usable area plus your pro-rata share of the floor and building common areas, like lobbies, shared corridors and restrooms. Rent is charged on RSF.
Load factor: the common-area add-on, shown as a percentage of usable area: (RSF − USF) ÷ USF. A 15% load factor means every 1,000 usable SF is billed as 1,150 RSF. Expressed as a multiplier (1.15), it's called the R/U ratio.
Based on BOMA Office Standard (ANSI/BOMA Z65.1) measurement concepts. Every building's load factor is different, so ask for the landlord's measurement.
FOR TENANTS
A quick starting range for how much space your team needs.
ESTIMATED RSF0
USABLE SF0
How this works: usable SF per person × headcount, grossed up by the load factor to rentable SF. Ranges are general rules of thumb; growth plans, hybrid schedules and special rooms (labs, storage, training) can change the answer a lot.
FOR TENANTS
Comparing two spaces? Free rent, annual increases and TI change what each one really costs. Here they are on equal footing.
Effective rent: total base rent you pay over the term, after free rent, divided by the months and square feet.
Net of TI: the same figure after subtracting the tenant improvement allowance the landlord contributes, spread across the term.
Simple, non-discounted calculation of base rent only. Excludes operating expenses, taxes and the time value of money. Methods vary; we'll walk you through yours.
FOR TENANTS + LANDLORDS
Parking is usually quoted as a ratio per 1,000 RSF. See what it actually means.
PARKING SPACES0
SPACES PER PERSON0
Parking ratio: spaces allocated per 1,000 rentable SF. A 4/1,000 ratio on 5,000 RSF works out to 20 spaces. Check the lease for reserved vs. unreserved spaces and any monthly parking charges.
FOR LANDLORDS
Every month a suite sits empty has a price. Compare it to the concession that could fill it sooner.
COST OF VACANCY$0
PER MONTH EMPTY$0
CONCESSION NET RESULT$0
Cost of vacancy: base rent lost while the suite is empty (RSF × rent × months). It doesn't include operating expenses you carry on an empty suite, so the real number is higher.
Concession net result: rent gained by leasing sooner, minus the free rent given. Positive means the concession pays for itself.
FOR INVESTORS
Value an income property, or see what cap rate an asking price implies.
VALUE AT YOUR CAP RATE$0
IMPLIED CAP RATE AT ASKING0%
ASKING VS. VALUE$0
Net operating income (NOI): a property's annual income minus operating expenses, before debt service and capital costs.
Cap rate: NOI ÷ value. A lower cap rate means a higher price for the same income. Value = NOI ÷ cap rate.
Estimates for planning only, not financial or legal advice.
04 / HOW WE WORK
"It's always been done this way" isn't a strategy.
We start with the whole picture: your business, your plans, your timeline. Then we bring the tech, the relationships and the creativity to make it work, even when the market isn't cooperating.
05 / THE LONG GAME
STEP 01
Learn the business
How you operate, how you're growing, what the space actually has to do for you.
STEP 02
Plan the whole picture
Not just this lease or this purchase: what comes next, and the one after that.
STEP 03
Stay on call
Renewals, expansions, the next chapter. We're still here when you need us.
06 / THE TEAM
Got a space problem? Let's make it a space plan.
VERICRE® is a registered trademark of VERICRE, Inc.