Multi-Suite Office
For Sale
Contact for pricing
105 S 49TH ST, Omaha, NE 68132
Multi-suite office building with 15 suites, newer HVAC, and about 36 parking spaces for tenant and visitor access.
Property Size6,854 SF
Lot Size0.55 Acres
Price / SF$218.85
Days on Market91
Property Features for 105 S 49TH ST
General Information
Standard status
Active
Size
6,854 SF
Class
C
Total Parking Spaces
36
Lot size
0.55 Acres
Property subtype
Multifamily, Mixed Use, Office
Zoning
Limited Office District
Occupancy
93%
Lease Type
Gross
Investment Type
Redevelopment
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
15
Building Details
Year Built
1910
Stories
2
Units
36
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Ambassador Real Estate Omaha
Listed By:
Michael George · License #NE 20160118
Source:
Crexi
Added: May 27
Changed: Aug 14
Last Checked: Aug 23 at 7:09PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Berkshire Hathaway HomeServices Ambassador Real Estate Omaha
Investment Insights
Based on property information with market context.
This office building is configured as 15 individual suites across a single property site, offering multiple spaces within one ownership. The property sits on an approximately 0.55-acre lot with about 36 parking spaces. The building is noted to have newer HVAC. It is being sold As-Is, Where-Is, and most personal property is scheduled to convey. Rent rolls will be provided upon request.
The location is described as being within minutes of UNMC, UNO Main/Scott Campuses, Aksarben, Omaha VA Hospital, Midtown Crossing, and Joslyn Art Museum/Castle & Gardens. The remarks also indicate easy transit to I-75, I-680, Hwy 75, Downtown, and Eppley Airfield.
For buyers, the multi-suite configuration can support operations requiring separate offices or tenants under one building management structure. Alternatively, the seller’s remarks indicate the property can be approached for redevelopment while the building continues to operate in the near term. A 1031 exchange is indicated for the seller, and the co-listing agent is stated to have equity in the property.
The location is described as being within minutes of UNMC, UNO Main/Scott Campuses, Aksarben, Omaha VA Hospital, Midtown Crossing, and Joslyn Art Museum/Castle & Gardens. The remarks also indicate easy transit to I-75, I-680, Hwy 75, Downtown, and Eppley Airfield.
For buyers, the multi-suite configuration can support operations requiring separate offices or tenants under one building management structure. Alternatively, the seller’s remarks indicate the property can be approached for redevelopment while the building continues to operate in the near term. A 1031 exchange is indicated for the seller, and the co-listing agent is stated to have equity in the property.
Key Highlights
- Multi‑suite office building built in 1910 with 15 suites
- Located on a 0.55‑acre lot with approximately 36 parking spaces for tenants and visitors
- Newer HVAC installed
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$93,702
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.25%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,874,040
$1.9M
Cap Rate 7%
$1,338,600
$1.3M
Cap Rate 9%
$1,041,133
$1.0M
Market Conditions
NOI Build-Up for 6,854 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$143.1K $20.88/SF
− Vacancy
−$18.2K −$2.65/SF
EGI
$124.9K $18.23/SF
− OpEx
−$31.2K −$4.56/SF
NOI
$93.7K $13.67/SF
Area
Omaha, NE
Vacancy
12.70%
Lease Rate
$20.88 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,874,040
Cap Rate 7%
$1,338,600
Cap Rate 9%
$1,041,133
Alternative Uses
Best Use
Office B
$1.34M
$1.17M – $1.56M
NOI $93,702 @ 7.0% cap · market cap 6.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.80M
$1.58M – $2.10M
NOI $126,228 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
15
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,704
Businesses Nearby
Explore this area
Business Placement
Demographics for 68132, NE
13,729
Population
6,856
Households
2
Avg Household Size
35
Median Age
63%
College-Educated
94%
High-School Grad
2.6 sq mi
ZIP Area
5,280
Density / Sq Mi
$81,556
Median Household Income
$51,430
Median Earnings
$979
Median Rent
$324,600
Median Home Value
Market
Vacancy Rate% for Office in Omaha, NE
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Multi-suite office building with 15 suites, newer HVAC, and about 36 parking spaces for tenant and visitor access.
Where is this office units located?
The property is located at 105 S 49TH ST Omaha, NE.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Multi‑suite office building built in 1910 with 15 suites; Located on a 0.55‑acre lot with approximately 36 parking spaces for tenants and visitors; Newer HVAC installed
