One of things that was drummed into me in law school was the difference between rights of first refusal (or pre-emptive rights) and options. (Rights of first refusal are subject to an offer being made by someone else; an option gives you the right, but not the obligation, to make (or put) the offer). But I wasn't taught game theory.
In practice, the value of these rights (especially options) most often became apparent in the case of an incumbent lessee who missed giving notice of his exercise of his option to extend the lease of the premises in which his business was based.
If you are offered a right of first refusal, should you accept?
It depends: if the right holder has to exercise his right at a high price before a third party has a chance, but retains the right for any lower price then the right operates to the advantage of the owner not the lessee.
In When Rights of First Refusal Are a Bad Deal the authors point out that where in a property lease the right is structured as " a Before and After Right of First Refusal", the timing of the deal works in favor of the
landlord.
The right holder is offered an initial deal by the asset owner—the landlord offers to sell the property to the renter for $100,000, probably a relatively high price. If the tenant rejects the deal, the landlord is free to offer the property to a third party. But if the owner and a third party agree on a price below the $100,000 originally offered to the tenant, the tenant has the option to acquire the property for that lower price. The landlord can now present an ultimatum to the third party saying that if the third party offers a price below $100,000 the renter has a right to match the offer. The right not only strengthens the bargaining position of the owner with the third party, but it also allows the initial offer to the tenant to be set high.
If however the right of first refusal gives the right holder a last-mover advantage, "it allows the right holder to move in and take good deals if they become available to third parties. And if, as is often the case, the right holder is the incumbent user of the asset, the fact that he has such a last mover advantage may discourage third parties from investing in trying to purchase the asset."