Find a tenant's pro-rata share under each denominator.
A pro-rata share is the tenant's area divided by another area the lease names. Which area that is can change the bill a lot. Enter the areas and the pool, and compare the share and the dollars side by side.
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The pro-rata share calculator
Area over the whole center: 8.33%, $10,000.00. Area over the center less excluded space: 11.11%, $13,333.33.
The areas
Gross leasable area
Anchors or pads that pay their own; optional
If the lease divides by leased area; optional
If the lease sets one; optional
Optional
The pools to share
Optional
Optional
The share under each denominator
Area over the whole center
24,000 SF
Share
8.33%
CAM$10,000.00Area over the center less excluded space
18,000 SF
Share
11.11%
CAM$13,333.33
How the numbers are worked out.
The formulas
- Pro-rata share
- tenant's area / the area the lease divides by
- Dollars
- share x the pool's total
- Center less excluded space
- denominator = the center's area minus anchors or pads that pay their own costs
- Leased area
- denominator = the area leased, never less than any floor in the lease
What it assumes
- Shares are the tenant's area over the denominator, exact until each dollar amount is rounded to the cent.
- A floor on the denominator, if the lease has one, is a percent of the whole center.
- A fixed percent in the lease replaces the math altogether.
Worked example: an anchor outside the pool
A 2,000 SF shop in a 24,000 SF center with a $120,000 CAM pool. The 6,000 SF anchor pays its own CAM and is left out of the pool's area.
| Divided by | Share | Of $120,000 |
|---|---|---|
| The whole center, 24,000 SF | 8.33% | $10,000.00 |
| The center less the anchor, 18,000 SF | 11.11% | $13,333.33 |
Same shop, same pool: leaving the anchor out of the denominator raises the shop's bill by a third.
General information to help you check the math, not legal, tax or accounting advice. Your lease controls: where it says something different, follow the lease.
Edge cases and common mistakes.
Edge cases
Rentable vs usable area
Make sure the tenant's area and the denominator are measured the same way.
Leased-area denominators
Dividing by leased area moves the cost of vacant space onto the tenants who are there. Some leases set a floor so the share can't grow past a point.
Anchors and outparcels
Pads and anchors that maintain their own space are often left out of the CAM pool's area, which raises everyone else's share.
Different shares for different pools
A tenant can have one share of CAM and another of taxes. The reconciliation calculator takes a share per pool.
Common mistakes
Shares that add to more than 100%
If every tenant's share of a pool adds to over 100%, someone is being billed twice.
Using the building's area when the lease says otherwise
Read the definition of the tenant's share in the lease: it names the area that goes below the line.
Forgetting the year was partial
A share for a tenant that moved in mid-year applies to its days only.
Questions
How do you calculate pro-rata share in commercial real estate?
Divide the tenant's area by the area the lease names, often the building's or center's gross leasable area. 2,000 SF in a 24,000 SF center is 8.33%.
Why is my share bigger than my area over the center?
The lease may divide by less than the whole center: the center less anchors that pay their own costs, or only the leased area. Both raise the share.
What is GLA and GLOA?
Gross leasable area is all the space that can be leased. Gross leasable occupied area counts only what is leased and occupied, so it shifts vacancy costs to the tenants who are there.
Can the denominator change during the lease?
If the building is remeasured, expanded, or space leaves the pool, it can. The lease says how and when.
Cornerhold does this from your leases and invoices.
Cornerhold reads each tenant's share and the area it's figured on from the lease, with the page it came from, and uses them for the monthly estimates and the reconciliation. Owner and Owner Plus start with 14 days free, and you can set up your portfolio in about ten minutes.
The buildings, businesses, people and figures in the examples on this page are made up.