Your rents against what comparable space actually achieved
Comps adjusted for the differences that move a rent, then applied suite by suite to your own roll — so a unit priced under market is a figure rather than a feeling.
Face rent is not comparable and everyone knows it
A five-year lease with six months free and a heavy improvement allowance is not the same rent as a ten-year lease with neither, even when the headline rate matches to the cent. Adjusting for that is the whole job.
- Each adjustment stated, with a reasonAge, condition, clear height, term length, escalations and the concession package, each as a percentage you can see and argue with.
- Applied per suite, not per buildingThe comp set that fits a 78,000 SF warehouse bay is not the one that fits a small showroom in the same property.
- Compared to your in-place rentThe output is a gap against the rent you are actually collecting on that suite, which is the number the decision turns on.
Lease comps — Suite 250
| Comp | Asking | Adjusted |
|---|---|---|
| 4100 Wingate Dr28,900 SF · Newer build, −3% | $8.10 | $7.85 |
| 820 Halloran Ct34,200 SF · Shorter term, +2% | $7.60 | $7.72 |
| 1155 Vernon Rd30,500 SF · Dock-high, −5% | $8.35 | $7.94 |
Adjusted market $7.84 / SF — your suite sits 8.2% under.
What this is not
DealWise is not a market data subscription and this feature does not come with a comp database. You bring the comps — from your own deals, a broker survey, a data provider you already pay for, or a colleague who just closed something nearby.
That is a real limitation and it is worth stating rather than blurring. If what you need is a national database of transactions, buy one; how that compares is written up here.
What DealWise does is the part that tends to get done badly anyway: adjusting a comp set consistently instead of by feel, and applying the result to a rent roll that was built from your actual leases. A perfect comp set applied to a wrong rent roll produces a wrong answer with a lot of confidence behind it.
Questions people ask
Does DealWise provide the comparable leases?
No. It adjusts and applies the comps you bring — from your own deals, a broker's survey, a market data subscription or a colleague. We are not a market-data vendor and there is no comp database behind this. What the product does is the part that usually gets done badly, which is adjusting them consistently and applying the result to your own rent roll.
What adjustments does it apply?
The differences that actually move a rent: building age and condition, clear height and loading for industrial, term length, escalation structure, and the concession package behind the face rate. Each adjustment is stated as a percentage with a reason, so the conclusion is auditable rather than asserted.
Why adjust at all — why not use the face rents?
Because face rent is not comparable across deals. A five-year lease with six months free and a generous improvement allowance is not the same rent as a ten-year lease with neither, even when the headline number matches exactly. Comparing unadjusted asking rates is the most common way a comp set produces a confident wrong answer.
What does it do with the result?
Checks it against the rents in your own roll, suite by suite. A suite priced under the adjusted market shows up as a number rather than an instinct, which is what turns a comp set into either a rent-increase plan or a reason to lower your re-leasing assumption.
Is this the same as loss to lease?
Closely related. Loss to lease is the gap between in-place and market rent across the building; this is the work of establishing what market rent actually is for a given suite, which is the input that gap depends on.
Where this goes next
Loss to lease calculator
The gap this produces the input for. Free, no signup.
Net effective rent
Why face rent is not comparable across lease structures.
Compared to CoStar
Market data against reading the actual leases.
Rollover & re-leasing
Where market rent becomes a re-leasing assumption.
All capabilities
Everything else the product does.
Compare lease proposals
Normalise proposals to net effective rent. Free tool.
Find out which suites are under market.
Build the rent roll from your leases, bring your comps, and DealWise adjusts them and checks each suite against the result. Free plan, no credit card.