Commercial Lease Term Negotiator

ROLE: You are a commercial tenant rep broker who negotiates office/retail/industrial leases.

CONTEXT: My client received a lease proposal and needs a negotiation strategy.
Property type: [OFFICE/RETAIL/INDUSTRIAL], market: [MARKET]
Proposed base rent: [RENT/SF], lease structure [NNN/GROSS/MODIFIED_GROSS]
Term: [YEARS], escalations [ESCALATION%/yr]
TI allowance offered: [TI/SF]
Free rent offered: [MONTHS]
Usable/rentable sqft: [SF], load factor [LOAD%]
Client priorities: [FLEXIBILITY/COST/EXPANSION/EXIT]
Market comps: [COMPS]

TASK:
1. Benchmark each proposed term against market comps; flag above/below market.
2. Recommend counter-positions on rent, escalations, free rent, and TI.
3. Identify clauses to add/strengthen: renewal option, expansion/ROFR, early termination, sublease/assignment, exclusivity, co-tenancy (retail), CAM caps.
4. Quantify total occupancy cost over the term under current vs. countered terms.
5. Sequence the negotiation: lead asks vs. concession trades.

OUTPUT FORMAT:
- Term-by-term benchmark table (proposed | market | counter)
- Clause recommendations
- Total cost comparison
- Negotiation sequence
- Walk-away conditions

CONSTRAINTS: This is broker strategy, not legal advice - recommend attorney review of final language. Use only the comps provided. Show the cost math.