Commercial Property with Prime
For Sale
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113 Rock Bluff Rd #2, Plattsmouth, NE 68048
Spacious commercial building in high-traffic area, ideal for investors.
Property Size2,904 SF
Price / SF$204.89
Days on Market182
Property Features for 113 Rock Bluff Rd #2
General Information
Standard status
Active
Size
2,904 SF
Property subtype
Mixed Use, Office, Retail
Zoning
Commerical
Listing Agency:
NHS Commercial
Listed By:
Savannah Horak · License #NE 20170671
Source:
Crexi
Added: Feb 11
Changed: Aug 8
Last Checked: Aug 10 at 2:22PM
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 NHS Commercial
Investment Insights
Based on property information with market context.
This commercial property features a spacious building with additional storage, prime frontage, and a well-maintained parking lot. The property is located in a high-traffic area with excellent visibility. It is adjacent to the newly constructed four lanes of Highway 75, with traffic from Rock Bluff Road to the neighboring Beaver Lake community. New home construction in the area has not been able to meet demand. The commercial zoning allows for various business uses, including retail, medical, dental, veterinary, landscaping, construction, recreational sales, daycare, and auto sales. The southern portion of the parcel could be utilized for storage needs for construction or building companies. This property presents an opportunity to bring more business to complement existing businesses. The building size is 2904 square feet.
Key Highlights
- Prime frontage in a high‑traffic area adjacent to the newly constructed Hwy 75.
- Unique opportunity as the first commercial building off Hwy 75 in the area to be on the market in many years.
- Spacious building with additional storage and a well‑maintained parking lot.
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
$36,264
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
6.09%
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%
$725,280
$725.3K
Cap Rate 7%
$518,057
$518.1K
Cap Rate 9%
$402,933
$402.9K
Market Conditions
NOI Build-Up for 2,904 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
$62.7K $21.60/SF
− Vacancy
−$4.7K −$1.62/SF
EGI
$58.0K $19.98/SF
− OpEx
−$21.8K −$7.49/SF
NOI
$36.3K $12.49/SF
Area
Cass County, NE
Vacancy
7.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$725,280
Cap Rate 7%
$518,057
Cap Rate 9%
$402,933
Alternative Uses
Best Use
Mixed Use
$518.1K
$453.3K – $604.4K
NOI $36,264 @ 7.0% cap · market cap 6.09%
Second Best
Retail
$483.5K
$423.1K – $564.1K
NOI $33,846 @ 7.0% cap · market cap 5.69%
Theoretical Best
Office A
$762.9K
$667.5K – $890.1K
NOI $53,403 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Plattsmouth #3
Shops & Services
7,944 visits/mo
0.2 miles
Demographics for 68048, NE
12,991
Population
5,644
Households
2.3
Avg Household Size
43
Median Age
31%
College-Educated
96%
High-School Grad
94.4 sq mi
ZIP Area
138
Density / Sq Mi
$85,083
Median Household Income
$49,382
Median Earnings
$959
Median Rent
$256,200
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Spacious commercial building in high-traffic area, ideal for investors.
Where is this mixed-use property located?
The property is located at 113 Rock Bluff Rd #2 Plattsmouth, NE.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Prime frontage in a high‑traffic area adjacent to the newly constructed Hwy 75.; Unique opportunity as the first commercial building off Hwy 75 in the area to be on the market in many years.; Spacious building with additional storage and a well‑maintained parking lot.
