Lease Rate Analysis
A free, market-driven lease comp report for Portland commercial tenants and landlords. Not a ballpark guess — a detailed analysis of what tenants are actually paying, what concessions are being offered, and where your deal sits relative to the market. No cost. No obligation. No strings.
WHAT IS A LEASE RATE ANALYSIS
A lease rate analysis is a market-based assessment of what a commercial space should lease for today. It's not an appraisal, and it's not a broker's gut feeling — it's a structured look at recent lease transactions, concession packages, vacancy trends, and competing space in your submarket to establish where current market rates actually are.
What I deliver goes further than a generic rate quote. The Lease Rate Analysis is a detailed report built on CoStar lease comp data covering recent transactions in your submarket, asking rents on competing properties, concession trends, vacancy and absorption context, and a clear summary showing where your lease — current or proposed — sits relative to the market. It's the same data and methodology I'd use to advise a tenant heading into a negotiation or a landlord pricing space for lease-up.
I provide this at no charge and with no obligation. There's no engagement letter, no representation agreement, and no expectation that you'll hire me for anything. I do this because whether you're a tenant trying to understand your leverage or a landlord trying to price competitively, the best decisions start with knowing what the market is actually doing — not what someone tells you it's doing.
WHEN A LEASE RATE ANALYSIS IS USEFUL
You don't need to be signing a lease to benefit from a rate analysis. Tenants and landlords request them for a wide range of reasons — most are about leverage and timing, not just price.
Common triggers include lease renewal preparation, evaluating a proposal from a landlord or tenant, benchmarking current rent against market, understanding concession norms before negotiating, lease-up pricing strategy for vacant or partially leased buildings, and comparing multiple proposals on an apples-to-apples basis. Tenants use them to understand whether their landlord's renewal offer is fair. Landlords use them to price competitively without leaving money on the table.
Whatever the reason, the output is the same: a comp-supported picture of where market rates are today, what concessions are standard, and how your specific situation compares.
REQUEST A FREE RATE ANALYSIS
Fill out what you know — if some fields don't apply, skip them. I'll follow up with a full report: lease comps, asking rents, concession benchmarks, vacancy context, and a rate summary for your submarket. No cost. No obligation.
Your information stays confidential. This request does not create a listing agreement or any obligation.
WHAT’S INCLUDED
This isn't a one-line rate quote. The Lease Rate Analysis I deliver is a detailed, comp-driven report built from CoStar data and local deal knowledge — the same research I'd do before advising a client heading into a negotiation.
Lease Comp Summary. Recent lease transactions for comparable properties in your submarket and surrounding areas. Each comp includes asking and effective rent, deal size, lease term, concessions, tenant type, and time on market. This establishes what tenants are actually paying — not just what landlords are asking.
Asking Rent Survey. Current asking rents on competing available space in your submarket. This shows what you're being compared against if you're a landlord, or what alternatives exist if you're a tenant. Includes property details, vacancy, and listing terms.
Concession Benchmarks. What's standard in your market right now — free rent, tenant improvement allowances, moving allowances, and other concessions being offered to close deals. This is often where the real negotiation leverage lives, and it's the data most tenants never see.
Vacancy and Absorption Context. Submarket-level vacancy rates, absorption trends, and how they're trending. A market with rising vacancy and negative absorption gives tenants leverage. A tightening market shifts leverage to landlords. This data frames the negotiation environment.
Effective Rate Comparison. A normalized comparison showing how your current or proposed lease terms compare to recent comps on an effective-rate basis — factoring in base rent, concessions, escalations, and expense structure. Two deals that look similar on asking rent can differ significantly once concessions and NNN terms are factored in.
Expense and Structure Analysis. A breakdown of how operating expense structures (NNN, modified gross, full service) affect your total occupancy cost. Includes benchmarks for CAM, property tax, insurance, and management fees in your submarket so you can spot outliers in any proposal.
Recommendations. A plain-language summary of where your lease or proposal sits relative to market, what's negotiable, and what I'd focus on if I were advising you. Whether that's pushing for more free rent, tightening CAM language, or adjusting asking rents to match absorption trends — you'll know where the leverage is.
Follow-Up Conversation. After you've reviewed the report, I'm available to walk through it — answer questions, discuss negotiation strategy, or talk through how the comps apply to your specific situation. No pitch. Just a conversation.
HOW THIS IS DIFFERENT
It’s Actually Free
Not "free with a representation agreement." Not "free if you sign an exclusive." Free. I don't charge for lease rate analyses because the most useful thing I can hand a tenant or landlord is a clear, honest picture of where the market is. Some of those conversations turn into business immediately. Most don't. That's fine — I've been doing this for 18 years and the relationships that matter most started with a simple question: am I getting a fair deal?
It’s Real Market Data
Every analysis I produce is built on CoStar Analytics — the same commercial real estate database used by institutional investors, REITs, and the largest brokerages in the country. I pull actual signed lease comps, not just asking rents. I include concession data that most tenants never see. Then I layer in local deal knowledge and market context that doesn't show up in any database. The result is a report that shows you what's actually happening in your market — not what a landlord's broker tells you is happening.
It’s Confidential
Your inquiry, your lease details, and the analysis itself stay between us. I don't share tenant information with landlords, I don't share landlord pricing with competitors, and I don't add you to a marketing list. If you want to talk further, great. If you don't, the report is yours to use however you see fit.
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GET IN TOUCH
Contact Matt Lyman at Norris & Stevens about any Portland commercial lease — whether you're negotiating a new lease, approaching a renewal, pricing space for lease-up, or evaluating a proposal you've already received.
Share the property address, approximate square footage, your role (tenant or landlord), and what's driving the request, and Matt will follow up with lease comps, market context, and a recommended approach.
Coverage spans the full Portland metro market — Downtown/CBD, Pearl District, Central Eastside, Lloyd District, Lake Oswego, Kruse Way, Beaverton, 217 Corridor, Tigard, Tualatin, Hillsboro, Sunset Corridor, Airport Way, Columbia Corridor, Swan Island, Clackamas, and Vancouver, WA.