Rafael, this is how Sidecourt would find Cobaltine one home of 120,000 square feet and negotiate it in seven months. The landlord pays our fee, so what you're deciding here is the process, the shortlist and how hard we push.
Cobaltine has outgrown Harlan Street and Pell Annex, and the two leases end three months apart. This is the brief as you gave it to us on October 21.
370 people. Engineering, product and design. Lease ends March 31, 2028.
270 people. Sales, customer success, finance. Ends Dec 31, 2027.
730 seats by 2028, one front door.
“Engineering is at Harlan, sales is at Pell, and they meet on video calls across town.”
“Pell runs out in December, Harlan in March. I don't want to sign anything in a panic.”
“If we move somewhere half of engineering can't reach, we'll hear about it in exit interviews.”
Rafael, on our call of October 21
Each dot is one person at Cobaltine, placed by home zip code from HR. Each trip is timed one way, door to door, the way that person travels today. Drop the pin on a shortlisted building or anywhere in the city.
We toured 23 buildings for you in October and kept five. Move the weights and the list reorders. The commute column comes from the same 640 dots as the map, and whichever building ranks first carries into the lease clock and the price below.
Scroll to move through the search. Black tags mark the four moments the bargaining power shifts to Cobaltine, and the concession package only grows at those moments.
You asked us five things on October 21. Here they are in the order you asked them, with the one that keeps you up at night turned into a tool.
Cobaltine, and only Cobaltine. We won't represent the owner of any building on your shortlist while the search runs, and that's in the engagement letter. A normal commission rises with the rent, which gives a broker a reason to steer you somewhere expensive. So ours is a flat $2.10 a square foot for each lease year, the same in every building. It's written into the lease where you can see it.
Then you pay holdover rent, usually 150 percent of the old rate for every month you stay. The lease clock runs your dates against the front-runner's build time. If Pell is short, we ask its owner for a six-month extension at today's rent during the RFP round, when they still hope to keep you.
With Tallis Yard first on the shortlist, 0 of 290 engineers add more than 15 minutes each way, and 0 save that much. The map shows exactly who. We'd share that count with your engineering leads before the tour, so nobody hears about it after the lease is signed.
About six hours a week of yours, two from finance, and a one-hour steering meeting every other Tuesday. We run the tours, the RFPs, the models and the lease markup. You make four decisions, and the calendar above shows when each one comes.
Yes. Either side can end the engagement on 30 days' written notice. If no lease is signed, Cobaltine owes nothing for the search, and any optional work already done is billed at the rates in the price below.
Move the signing date. The bars use the front-runner's permit and build time.
The search and the negotiation are paid by the landlord. Everything Cobaltine would pay us directly is listed below, and each line drops on its own. We return 15 percent of our fee to you at signing, so the total can fall below zero.
The whole engagement from signing to move-in weekend, the terms in plain English, and what we don't know yet.
Pick how you'd like to start. Either way we hold the December 1 kickoff for Cobaltine.