Industrial Warehouse on Corner
For Sale
$900,000
10802 Rainwood Road, Omaha, NE 68142
Hard-corner warehouse location with fast access to Highway 133 and I-80.
Property Size4,772 SF
Days on Market18
Property Features for 10802 Rainwood Road
General Information
Standard status
Active
Size
4,772 SF
Property subtype
Industrial - Warehouse/Distribution
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
4,772 SF
Year Built
1981
Listing Agency:
Oak Investment Real Estate
(402) 702-2709
Listed By:
Colten Adams · License #20210795
Source:
Commercialcafe
Added: Jul 26
Changed: Aug 11
Last Checked: Aug 10 at 9:09PM
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 Oak Investment Real Estate
Investment Insights
Based on property information with market context.
This industrial warehouse/distribution facility is located on the hard corner of 108th & Rainwood Road in Omaha, Nebraska. The property’s configuration is positioned for straightforward access off the intersection.
The location offers convenient regional connectivity, with approximately two minutes to Highway 133 (Blair High Road) and about five minutes to I-80. This makes it well-suited for businesses that need dependable access to surrounding employment and transportation routes.
The offering is listed for sale.
The location offers convenient regional connectivity, with approximately two minutes to Highway 133 (Blair High Road) and about five minutes to I-80. This makes it well-suited for businesses that need dependable access to surrounding employment and transportation routes.
The offering is listed for sale.
Key Highlights
- Hard‑corner warehouse location on 108th & Rainwood Road
- Approximately 2 minutes to HWY 133 (Blair High Road)
- Approximately 5 minutes from I‑80
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
$59,018
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
6.56%
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%
$1,180,360
$1.2M
Cap Rate 7%
$843,114
$843.1K
Cap Rate 9%
$655,756
$655.8K
Market Conditions
NOI Build-Up for 4,772 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
$71.6K $15.00/SF
− Vacancy
−$2.1K −$0.45/SF
EGI
$69.4K $14.55/SF
− OpEx
−$10.4K −$2.18/SF
NOI
$59.0K $12.37/SF
Area
Omaha, NE
Vacancy
3.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,180,360
Cap Rate 7%
$843,114
Cap Rate 9%
$655,756
Alternative Uses
Best Use
Warehouse
$843.1K
$737.7K – $983.6K
NOI $59,018 @ 7.0% cap · market cap 6.56%
Second Best
Industrial
$694.3K
$607.5K – $810.1K
NOI $48,603 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$1.26M
$1.10M – $1.46M
NOI $87,884 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 68142, NE
5,511
Population
2,111
Households
2.6
Avg Household Size
39
Median Age
51%
College-Educated
93%
High-School Grad
20.1 sq mi
ZIP Area
274
Density / Sq Mi
$122,917
Median Household Income
$62,515
Median Earnings
$1,667
Median Rent
$315,700
Median Home Value
Market
Vacancy Rate% for Industrial in Omaha, NE
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - Hard-corner warehouse location with fast access to Highway 133 and I-80.
Where is this distribution center located?
The property is located at 10802 Rainwood Road Omaha, NE.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Hard‑corner warehouse location on 108th & Rainwood Road; Approximately 2 minutes to HWY 133 (Blair High Road); Approximately 5 minutes from I‑80
