Modern Office
For Sale
$3,200,000
11011 Q Street, Omaha, NE 68137
Well-maintained office property offering flexible single-tenant or multi-tenant occupancy with dedicated parking and monument signage.
Property Size10,513 SF
Price / SF$304.39
Days on Market26
Property Features for 11011 Q Street
General Information
Standard status
Active
Size
10,513 SF
Total Parking Spaces
60
Property subtype
Office
Additional Details
Highway Access
Yes
Amenities
monument signage
Building Details
Buildings
1
Building Size
10,513 SF
Parking Ratio
5.7 per 1,000 SF
Listed By:
Brian Kuehl
(402) 778-7537
Source:
Investorsomaha
Added: Aug 14
Changed: Sep 8
Last Checked: Sep 8 at 4:36AM
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 Brian Kuehl
Investment Insights
Based on property information with market context.
This 10,513-square-foot office building is configured for either single-tenant occupancy or a multi-tenant arrangement. The well-maintained property features modern office finishes, 60 parking stalls, and monument signage on Q Street. It can accommodate an owner-user or investor seeking an office asset with flexible occupancy options.
The property is positioned at 111th and Q Street, with immediate access to I-80 and I-680. Restaurants, retail, and business services surround the site, supporting day-to-day convenience for occupants. The condominium association maintains common areas, snow removal, and lawn care.
The property is positioned at 111th and Q Street, with immediate access to I-80 and I-680. Restaurants, retail, and business services surround the site, supporting day-to-day convenience for occupants. The condominium association maintains common areas, snow removal, and lawn care.
Key Highlights
- 10,513 SF office building
- Flexible single‑tenant or multi‑tenant configuration
- 60 parking stalls with a 5.7:1,000 ratio
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
$143,725
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
4.49%
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%
$2,874,500
$2.9M
Cap Rate 7%
$2,053,214
$2.1M
Cap Rate 9%
$1,596,944
$1.6M
Market Conditions
NOI Build-Up for 10,513 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
$219.5K $20.88/SF
− Vacancy
−$27.9K −$2.65/SF
EGI
$191.6K $18.23/SF
− OpEx
−$47.9K −$4.56/SF
NOI
$143.7K $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%
$2,874,500
Cap Rate 7%
$2,053,214
Cap Rate 9%
$1,596,944
Alternative Uses
Best Use
Office B
$2.05M
$1.80M – $2.40M
NOI $143,725 @ 7.0% cap · market cap 4.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.77M
$2.42M – $3.23M
NOI $193,614 @ 7.0% cap · market cap 6.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
876
Businesses Nearby
Explore this area
Business Placement
Demographics for 68137, NE
26,537
Population
10,834
Households
2.4
Avg Household Size
37
Median Age
36%
College-Educated
95%
High-School Grad
8.4 sq mi
ZIP Area
3,159
Density / Sq Mi
$82,256
Median Household Income
$49,784
Median Earnings
$1,337
Median Rent
$232,800
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 building - Well-maintained office property offering flexible single-tenant or multi-tenant occupancy with dedicated parking and monument signage.
Where is this office building located?
The property is located at 11011 Q Street Omaha, NE.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: 10,513 SF office building; Flexible single‑tenant or multi‑tenant configuration; 60 parking stalls with a 5.7:1,000 ratio
