Danbury Lease Analysis – Comprehensive Brief + Renewal Strategy

Market Pricing & Comparables

Bars show asking $/SF. Gold indicates NNN/context flyers; blue indicates active office asks.

Benchmarks (client-provided)

Market	Ask ($/SF)

Darien $36 • New Canaan $47 • Southport $30

Download Active Comps (CSV) Download Context Flyers (CSV)

Active Comps (linked)

Property	Type	Avail. (SF)	Ask ($/SF)	Lease	Status	Links

Status & availability are point-in-time. Verify with listing brokers before use.

Corridor Context / Flyers

Property	Type	Ask	Lease	As of	Link

Renewal Strategy (Danbury • First-Floor Visibility Priority)

Target Economics

Ranges reflect first‑floor premium vs. upper‑floor office alternatives.

Concessions to Request

Timeline

NNN ↔ MG Equivalence

for apples‑to‑apples

NNN Base ($/SF) Ops (CAM+Tax+Ins) ($/SF) MG Ask ($/SF)

Tip: Use known NNNs (e.g., Brookfield 67 Federal lists NNN ≈ $5.75) when available; otherwise use a $5–$7/SF corridor proxy.

Viability Matrix (Broker Notes)

first‑floor visibility focus

Address	Ask ($/SF)	Structure	First‑Flr	Visibility	Signage	Access	Comment

Two Proposal Templates

copy & send

NNN Renewal (Proposed)

Landlord Proposal Request – NNN
Premises: 112 Federal Rd, Danbury, CT (3,818 SF)
Term: 5 years; Annual bumps: 2.25%

Base Rent (NNN): $15.50/SF (Yr 1) within a target range of $14–$17/SF.
CAM/Taxes/Insurance: Cap controllable CAM at 5%/yr; Tax base year 2025; Utilities per existing meters.
Concessions: 3 months free (front-loaded); $15/SF TI for cosmetic refresh.
Signage: Maintain/enhance building + pylon signage rights.
Options: One 5-year renewal at FMV with first-year step cap ≤7%; ROFO on adjacent space; internal relocation right if reconfiguration.

Please provide a written proposal reflecting the above.

Modified Gross Renewal (Proposed)

Landlord Proposal Request – Modified Gross
Premises: 112 Federal Rd, Danbury, CT (3,818 SF)
Term: 5 years; Annual bumps: 2.25%

Base Rent (MG): $19.50/SF (Yr 1) within a target range of $17–$20/SF.
Tenant pays electric (if separately metered). 
Concessions: 3 months free (front-loaded); $15/SF TI for cosmetic refresh.
Signage: Maintain/enhance building + pylon signage rights.
Options: One 5-year renewal at FMV with first-year step cap ≤7%; ROFO on adjacent space; internal relocation right if reconfiguration.

Please provide a written proposal reflecting the above.

Relocation Cost–Benefit Calculator

Current SF Current Rent ($/SF) Target Rent ($/SF) Est. Relocation Cost ($)

Assumptions & Rules‑of‑Thumb

Move logistics: $1.50–$2.00/SF
Network/telecom: ~$5,540 baseline
Signage: channel letters ≈ $3k–$10k; monument ≈ $275/SF
TI build‑out (if moving): $25–$40/SF (new) or ~$20/SF (2nd‑gen)

Sources & Data Links

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