An owner of the ATRIUM Tower Office Building is currently negotiating a five$-$year lease with ACME Consolidated Corporation for $20,000$ rentable square feet of office space. ACME would like a base rent of $$11$ per square foot $($PSF$)$ with step$-$ups of $$1$ per year beginning one year from now.

Required:

a$.$ What is the effective rent per square foot under the above lease terms? $($Assume a $10\%$ discount rate.$)$

b$.$ The owner of ATRIUM believes that base rent of $$11$ PSF in $($a$)$ is too low and wants to raise that amount to $$15$ with the same $$1$ step$-$ups. However, now ATRIUM would provide ACME a $$53,000$ moving allowance and $$130,000$ in tenant improvements $($TIs$).$ What would be the effect rent per square foot under this alternative to ATRIUM?

c$.$ ACME informs ATRIUM that it is willing to consider a $$14$ PSF with the $$1$ annual stepups. However, under this proposal, ACME would require ATRIUM to buyout the one year remaining on its existing lease in another building. That lease is $$6$ PSF for $20,000$ SF per year. If ATRIUM buys out ACME$$s old lease, ACME will not require a moving allowance or TIs. What would be the effective rent per square foot of this proposal to ATRIUM?