Real Estate
Retail Property Cash Flow Calculator
Combine base rent, percentage rent, tenant sales, recoveries, vacancy, operating costs, reserves, and debt service in a retail-specific cash-flow model.
Storefront underwriting
Separate guaranteed rent from sales-dependent percentage rent
Retail performance is modeled through occupied area, tenant sales, the contractual breakpoint, reimbursements, property costs, and financing.Lease decision view
Sales breakpoint and percentage-rent response
The line stays at zero below the contractual breakpoint and rises only on excess tenant sales.Detailed calculation process
The percentage clause is an option on tenant sales—not a second charge on all sales
General symbolic formulas
Ao = A × oB = AorP = Aomax(s-b, 0)pEGI = B + P + AocNOI = EGI - AeCF = NOI - Q - D; DSCR = NOI / DOccupancy converts gross leasable area to paying area. Percentage rent applies only to sales above the entered breakpoint. CAM recovery adds income, while operating cost is charged to the full property.
Symbol names, meanings, and units
Worked substitution with current inputs
Retail income reconciliation
| Line item | Lease basis | Annual value |
|---|
Use steps
- Read occupancy and signed rent from the rent roll.
- Use tenant-reported sales for the same annual period.
- Confirm whether recoveries and percentage rent are collectible.
Practical situations
Sales upside: test $520/ft² sales after a tenant matures.
Vacancy shock: reduce occupancy to 78% before renewing a loan.
Limitations
The snapshot omits co-tenancy clauses, exclusives, tenant allowances, free rent, sales-report audits, lease expirations, property taxes on sale, and monthly seasonality.
Retail property FAQ
Why can percentage rent be zero?
Because the entered sales level does not exceed the contractual breakpoint.
Does CAM recovery cancel CAM expense?
Not automatically; recovery caps, exclusions, and tenant shares can differ from property cost.
Is DSCR calculated after reserve?
No. This page uses NOI before reserve divided by debt service and shows reserve in cash flow.