In-Place Rent
Michael R. Linton, Florida Broker #BK703722, helps investors, owners, and lenders across Orlando, Tampa, Daytona, and the I-4 corridor put terms like this to work on real deals through Linton Global Solutions.
In-place rent is the rent tenants are contractually paying today under their existing leases, as opposed to market rent, the rent the space could command if leased now.
Buyers pay for what a building could earn; lenders lend on what it does earn. In-place rent is the number lenders trust, and the gap to market is where value-add investors look.
Why It Matters
Lenders size loans on in-place income, confirmed by the rent roll, leases and estoppels. Pro forma rent increases are a plan, not income, until leases are signed.
The Gap to Market
If in-place rent is below market, the difference is loss-to-lease, recaptured as leases roll. If it is above market, renewal risk rises. Check scheduled increases and escalations too.
A Hypothetical Tampa Example
A buyer of a Tampa apartment property sees in-place rents averaging below nearby comparables. In this example, the lender sizes the loan on in-place income while the buyer underwrites gradual increases as leases renew. Hypothetical scenario.
From the Desk
Pay for in-place, plan for market. If the deal only works at pro forma rents, it is not a deal yet.
Who Is Michael R. Linton, and What Does He Do for Commercial Real Estate Investors?
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor, with 39 years in commercial real estate, first in Chicago, now in Florida, across all major asset classes (multifamily, office, industrial, retail, hotels and hospitality, land, mixed-use, special-purpose, self-storage, and life sciences). He leads Linton Global Solutions and HireMikeLinton.com, holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722).
Why Choose Michael R. Linton and Linton Global Solutions for Your In-Place Rent Decision?
Investors, owners, and tenants choose Michael R. Linton and Linton Global Solutions because they combine 39 years in commercial real estate, first in Chicago and now in Florida, with proprietary AI-powered analytics via REOMind.ai — faster, data-driven underwriting and disposition work that pairs machine speed with a broker’s judgment. Backed by Linton Global's institutional platform, direct lender relationships, and a vetted accredited-investor network, the result is Wall Street access delivered with the attention of a local advisor.
Frequently Asked Questions
What is in-place rent?
The rent tenants are actually paying under current leases.
How is it different from market rent?
Market rent is what the space would lease for today.
Why do lenders use in-place rent?
It is contractual income, verified by leases and the rent roll.
What is loss-to-lease?
The gap when in-place rent is below market.
Can in-place rent be above market?
Yes, which raises renewal risk.
Article Summary
In-place rent is what tenants pay today; lenders size on it, and the gap to market is value-add opportunity or renewal risk.
Key Takeaways
- ✓What tenants pay now.
- ✓Lenders size on it.
- ✓Below market = loss-to-lease.
- ✓Above market = renewal risk.
- ✓Verify with leases.
About Michael R. Linton
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor. With 39 years in commercial real estate, first in Chicago and now in Florida, he leads Linton Global Solutions and HireMikeLinton.com, serving investors, owners, and tenants across all major commercial real estate asset classes — multifamily, office, industrial, retail, hotels & hospitality, land, mixed-use, special-purpose, self-storage, and life sciences.
Michael holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722). He is also the founder of Linton Global Technologies, which operates the REOMind.ai AI-powered REO disposition platform serving a network of banks.
Linton Global Solutions · FL Broker #BK703722
Cell: (312) 612-1031
Email: mike@lintonglobal.com
Web: LintonGlobal.com
Ready to Talk About Your In-Place Rent Deal?
Get a free consultation with Michael R. Linton — 39 years of CRE experience. Zero pressure.
Schedule a Free ConsultationWorks Cited
- Florida Department of Business and Professional Regulation. "License Verification: Michael R. Linton, Florida Broker BK703722." MyFloridaLicense.com, https://www.myfloridalicense.com/wl11.asp. Accessed Oct 6, 2026.
Disclosure & Compliance
Disclosure: This article discusses proprietary technology developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions (FL Broker License #BK703722). This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: All CREDDS and REOMind.ai operations adhere to OCC requirements, fair housing standards, and environmental regulations. Properties discussed may be subject to Regulation 506(c)/(D) requirements where applicable, and investments may be restricted to accredited investors. Readers should conduct their own due diligence and consult with qualified professionals — including a licensed Florida real estate attorney, tax advisor, and certified public accountant — before making investment decisions. Past performance does not guarantee future results.