First time renting to finally open my small business but am I negotiating right?
I'm interested in a space that was built in 2017 and no prior tenant occupied this space. The company is asking for **Base Rent $25 psf plus $10.38 psf CAM and Taxes**. I obviously want to negotiate with them but **Would it be disrespectful if I offered $15 psf base rent** when $18-22 is the market avg in my area? I also want to negotiate CAM but I don't know how to counter offer with a specific number. I'm thinking about offering $7.5 psf just because it seems right. **How should I calculate what to offer for CAM?** Another big one everyone talks about it negotiating TI. This place is newly built so there's a huge need for building a lot of stuff such as the floor, ceiling, and wall (currently, has no walls dividing me from next door). **How do I calculate how much TI to request if I took the building as As-Is condition? Should I ask a contractor to take a look at the store?**

**One last question. I'm debating if I want to hire a broker or not. I know that it would be at no cost as the broker would be paid by the landlord. However, Do I have better leverage in terms of negotiations for the lease by not hiring a broker?**  


  


UPDATE: Thank you all for your insights with minimal information! Went with hiring an agent! Going with starting offer of $18 with 5 Years and see how it goes.
[{"id": "i5am1bx", "text": "I wouldn\u2019t think there is any calculation you present for CAM. Just your total budget and then negotiate caps on controllable expenses. \n\nHonestly if it\u2019s a big landlord. They are going to ignore this offer.", "replies": [], "depth": 1}, {"id": "i5aowzg", "text": "You could try to negotiate a full service lease if you\u2019re concerned about expense fluctuations. \n\nHire a broker though. Doesn\u2019t cost you anything and then you don\u2019t have to spend time on this or risk screwing it up.", "replies": [], "depth": 1}, {"id": "i5bbxsb", "text": "where are you?  I\u2019ll beat up your Landlord for you.", "replies": [], "depth": 1}, {"id": "i5bvmmx", "text": "Its not rude but expect that they may take your offer and throw it in the trash and not respond if it's not market. \n\nYou can't negotiate the taxes and cam, they are what they are. You CAN take a look at the budget for cam ( probably in lease and not LOI) and make sure it's not out of wack. Your attorney can handle that part during lease. \n\nWhat you can also negotiate is free time, landlords work, TI (probably not available for a startup tenant with no credit tho) \nAnother big factor besides rent for Landlords is the guarantee. If you're starting a new biz/ shell entity they may want a limited person guarantee so make sure you have strong financials to show.", "replies": [], "depth": 1}, {"id": "i5bysfg", "text": "Typically property owners pay broker commissions making tenant rep free, you should definitely find an agent to rep you, commercial real estate can be the wild wild west and its good to have someone in your corner.", "replies": [], "depth": 1}, {"id": "i5c0ytm", "text": "Total waste of time IMO.  They're better off leaving it empty and waiting for a better tenant.", "replies": [], "depth": 1}]