Rental decision
LIC 1BR condo · current ask $4,000 · original ask $4,500 · Oct 19, 2026

Recommendation

Counter once at $3,900 for 12 months.

If they hold at $3,800, accept on the same move-in and fee terms if qualified and ready.

+$650Over 12 months, $4,000 rent with full fee coverage nets $650 more than the $3,900 / $450 package. The tenant pays no condo move-in fee.

Cost of waiting

Compared with accepting $3,800/mo + $450 owner fee help on Nov 15: $4,000/mo with the tenant paying the full $900 fee.

Nov 15
+$2,472Net change vs accepting $3,800 + $450 help Nov 15 if $4,000/mo with tenant-paid $900 starts Nov 15.
Timing vs Nov 15$0
Higher rent · $200/mo+$2,222
Broker + owner fee+$250$450 help avoided − $200 higher broker fee

One-month example: Nov 15 → Dec 15: −$3,748 missed rent · +$2,025 benefit from +$200/mo rent · +$250 broker/fee effect = −$1,473 first-year net.

Approximate, prorated daily through Oct 19, 2027; rent after that date is outside this window. Missed rent is foregone income, not a separate expense.

Compared offers: fixed $900 condo move-in fee · owner contribution shown by package · broker fee is exactly one month per initial letting and new lease.

Compare four offer packages

All deltas vs fixed baseline: Nov 15, 2026 · $4,000/mo · 12-month initial lease · owner $0 / tenant $900

Both paths count income from Oct 19, 2026 through Oct 19, 2029. Dates in the column headings mark the end of the first lease.

12-month path: offer rent → lease 2 $4,000/mo → lease 3 $4,000/mo.

Summer path: offer rent for 21 months → $4,500/mo after re-let.

Rent and fee split First-year differenceOct 19, 2026–Oct 19, 2027 3-year difference · 12-month initial leaseFirst lease ends Nov 15, 2027 3-year difference · summer initial leaseFirst lease ends Aug 15, 2028

One-month broker fee at initial letting and first re-let; none on renewal. Same tenant renews without vacancy. Final period is prorated through Oct 19, 2029. Condo-fee help is paid once; excludes tax and owner expenses.

Adjust shared assumptions
$4,000
$4,000
$4,500
1 month
1.5 months

Vacancy uses 30-day months; each 0.5-month step is 15 days.