Comparison

Private office vs. commercial lease in Folsom

Which arrangement fits your team depends on office size, lease term, and the operating costs that come with a direct lease. This page is an editable planning tool. Under a triple-net (NNN / CAM) lease, a tenant pays base rent plus a pass-through for property taxes, insurance, and common-area maintenance, and is separately responsible for utilities, internet, cleaning, insurance, maintenance, furniture, and any buildout. A Granite City private office is quoted as a single all-inclusive monthly fee. This calculator lets you enter both sides and see them on a like-for-like monthly basis alongside separate cash-at-signing and one-time setup figures.

Researched 2026-07-22 · Last checked 2026-07-22

Illustrative planning estimate — not a verified market comparison

Lease inputs are an owner-provided planning assumption (2026-07-22); three independent broker lease quotes are not yet on file. All inputs are editable. No result on this page is a recommendation.

Planning calculator

Direct-lease inputs (apply to all scenarios)

Owner-approved planning assumption (2026-07-22) — single owner-provided figure; not three independent broker quotes. Proposed default — editable. Not owner-approved market data.

Base rent($ / sf / month)

Owner-approved

NNN / CAM($ / sf / month)

Triple-net pass-through: property taxes, insurance, common-area maintenance.

Owner-approved

Lease term(months)

Proposed default

Annual escalation(decimal (e.g. 0.03 = 3%))

Proposed default

Deposit(months of gross rent)

Proposed default

Utilities($ / sf / month)

Proposed default

Internet($ / month flat)

Proposed default

Cleaning($ / sf / month)

Proposed default

Insurance($ / sf / month)

Proposed default

Maintenance($ / sf / month)

Proposed default

Furniture (one-time)($ / sf)

Proposed default

Buildout / TI (one-time)($ / sf)

Proposed default

Permitting + move-in (one-time)($ / sf)

Proposed default

Solo / 1–2 people

Rentable square feet(sf)

Proposed default

Granite City monthly office fee($ / month, all-inclusive)

Granite City lists private offices 'from $575/mo'; enter the fee quoted for this office size.

Needs verification

Gross rent: $600 / mo
Operating expenses: $288 / mo
Amortized one-time setup: $313 / mo
Lease monthly equivalent (year 1): $1,200 / mo
Lease monthly equivalent (term average): $1,218 / mo
Cash at signing (deposit): $1,200
One-time setup cash: $11,250
Granite City fee (entered): — / mo
Granite City cash at signing: —

Enter a Granite City fee to compare

Insufficient data — enter a verified Granite City office fee.

Small team / 3–5 people

Rentable square feet(sf)

Proposed default

Granite City monthly office fee($ / month, all-inclusive)

Granite City lists private offices 'from $575/mo'; enter the fee quoted for this office size.

Needs verification

Gross rent: $1,440 / mo
Operating expenses: $480 / mo
Amortized one-time setup: $750 / mo
Lease monthly equivalent (year 1): $2,670 / mo
Lease monthly equivalent (term average): $2,714 / mo
Cash at signing (deposit): $2,880
One-time setup cash: $27,000
Granite City fee (entered): — / mo
Granite City cash at signing: —

Enter a Granite City fee to compare

Insufficient data — enter a verified Granite City office fee.

Growing team / 6–10 people

Rentable square feet(sf)

Proposed default

Granite City monthly office fee($ / month, all-inclusive)

Granite City lists private offices 'from $575/mo'; enter the fee quoted for this office size.

Needs verification

Gross rent: $2,880 / mo
Operating expenses: $810 / mo
Amortized one-time setup: $1,500 / mo
Lease monthly equivalent (year 1): $5,190 / mo
Lease monthly equivalent (term average): $5,277 / mo
Cash at signing (deposit): $5,760
One-time setup cash: $54,000
Granite City fee (entered): — / mo
Granite City cash at signing: —

Enter a Granite City fee to compare

Insufficient data — enter a verified Granite City office fee.

Risk and time factors (qualitative)

Time to open: a private office is move-in ready; a direct lease typically needs buildout, permitting, IT, and furniture procurement.
Operational responsibility: under a lease the tenant manages utilities, internet, cleaning, insurance, and maintenance; a private office bundles them.
Flexibility: a private office is month-to-month; a lease commits to the full term with annual escalation.
Exit risk: leaving a lease early can trigger holdover, remaining-term liability, and restoration costs.

Methodology, formulas, and assumptions

Analysis period: the full lease term you enter (default 36 months). All monthly figures are in U.S. dollars.

Gross rent / month = square feet × (base rent + NNN/CAM) per sf per month.
Operating expenses / month = square feet × (utilities + cleaning + insurance + maintenance) per sf per month + flat internet.
Amortized setup / month = square feet × (furniture + buildout + permitting) per sf ÷ lease term in months.
Year-1 lease monthly equivalent = gross rent + opex + amortized setup.
Term-average lease monthly equivalent = total term cost ÷ term months, with annual escalation applied to rent only.
Cash at signing = deposit months × gross rent, kept separate from the monthly figures.
Granite City private-office fee is treated as all-inclusive, month-to-month; cash at signing = fee × entered months (default 1).

Independent reconciliation: the calculator computes the term-average lease monthly equivalent by two different paths (additive expansion vs. closed-form geometric sum of yearly rent) and asserts they agree within $1 per month. The reconciliation is exercised in the unit-test suite.

Limitations: opex is held flat over the term; escalation applies to base rent + NNN only; brokerage, legal, and personal-guarantee costs are not modeled; tax treatment is not modeled.

Input provenance

Owner-approved: Lease base rent ($1.95 / sf / mo) and NNN / CAM ($0.45 / sf / mo) — an owner-provided planning assumption dated 2026-07-14. Not three independent broker quotes.
Proposed default: Operating expenses, one-time setup, lease term, escalation, deposit months, and per-scenario square footage. Editable. Not owner-approved market data.
Needs verification: Granite City monthly private-office fee. No default is supplied; enter the fee quoted for your team size to compare (Granite City lists private offices 'from $575/mo').

What we can show today

Two adjacent comparisons are already published and use the same evidence rules (verified sources, unknowns preserved literally, publisher-and-participant disclosure).

Folsom coworking compared → provider profiles across the active operators.
Folsom coworking cost and access index → per-family price and access-window comparison, kept strictly within each family (no cross-family ranking).

Have a correction or a verified lease quote to contribute?

If you operate a Folsom private office, hold a current commercial lease with disclosed NNN / CAM, or notice something on this page that should change, we would like the record.

Email hello@granitecity.io