Multi-Tenant Flex and Warehouse
For Sale
$8,340,000
11105 - 11173 Mill Valley Rd, Omaha, NE 68154
Flex building with both dock and drive doors, ample parking, and significant tenant improvements.
Property Size60,082 SF
Price / SF$138.81
Days on Market48
Property Features for 11105 - 11173 Mill Valley Rd
General Information
Standard status
Active
Size
60,082 SF
Property subtype
Flex Office
Building Details
Year Built
1984
Listing Agency:
Investors Realty Inc
(402) 778-7553
Listed By:
Ember Grummons, CCIM · License #0930580
Source:
Investorsomaha
Added: Jun 25
Changed: Aug 8
Last Checked: Aug 11 at 5:40AM
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 Investors Realty Inc
Investment Insights
Based on property information with market context.
This is a multi-tenant flex building containing a mix of flex and office-configured spaces. The property is reported as 100% leased, with tenants having made significant improvements to their individual spaces. The building was renovated in 2017, and it has both dock and drive doors to support a variety of loading needs. Roof life and most HVAC units are described as having good remaining life. Parking is noted as ample, with 6 stalls per 1,000 SF and room for expansion.
The building is located in Omaha’s West Dodge Road corridor, positioned near the West Dodge Road and I-680 interchange. This area is described as a key access point, which can be helpful for both deliveries and daily operations.
For tenants and owners, the building’s layout and loading capabilities support flexible use, including the ability to swing between flex and office uses as occupancy needs change. With existing improvements in place and a full occupancy status, the property is designed to function as a turnkey operating platform for current and future tenants seeking flex/warehouse functionality with covered-by-design building systems.
The building is located in Omaha’s West Dodge Road corridor, positioned near the West Dodge Road and I-680 interchange. This area is described as a key access point, which can be helpful for both deliveries and daily operations.
For tenants and owners, the building’s layout and loading capabilities support flexible use, including the ability to swing between flex and office uses as occupancy needs change. With existing improvements in place and a full occupancy status, the property is designed to function as a turnkey operating platform for current and future tenants seeking flex/warehouse functionality with covered-by-design building systems.
Key Highlights
- 1984‑built multi‑tenant flex building at Omaha’s West Dodge Road corridor
- 100% leased with a weighted average lease term of 5.5 years
- Dock and drive doors for flexible loading and access
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
$743,064
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
8.91%
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%
$14,861,280
$14.9M
Cap Rate 7%
$10,615,200
$10.6M
Cap Rate 9%
$8,256,267
$8.3M
Market Conditions
NOI Build-Up for 60,082 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
$901.2K $15.00/SF
− Vacancy
−$27.0K −$0.45/SF
EGI
$874.2K $14.55/SF
− OpEx
−$131.1K −$2.18/SF
NOI
$743.1K $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%
$14,861,280
Cap Rate 7%
$10,615,200
Cap Rate 9%
$8,256,267
Alternative Uses
Best Use
Office B
$11.73M
$10.27M – $13.69M
NOI $821,392 @ 7.0% cap · market cap 9.85%
Second Best
Warehouse
$10.62M
$9.29M – $12.38M
NOI $743,064 @ 7.0% cap · market cap 8.91%
Theoretical Best
Office A
$15.81M
$13.83M – $18.44M
NOI $1,106,509 @ 7.0% cap · market cap 13.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,260
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 68154, NE
23,383
Population
10,846
Households
2.2
Avg Household Size
38
Median Age
51%
College-Educated
98%
High-School Grad
6.8 sq mi
ZIP Area
3,439
Density / Sq Mi
$82,509
Median Household Income
$50,653
Median Earnings
$1,185
Median Rent
$297,800
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?
Flex space - Flex building with both dock and drive doors, ample parking, and significant tenant improvements.
Where is this flex space located?
The property is located at 11105 - 11173 Mill Valley Rd Omaha, NE.
What is the asking price?
The asking price for this property is $8,340,000.
What are key features of this property?
This property features: 1984‑built multi‑tenant flex building at Omaha’s West Dodge Road corridor; 100% leased with a weighted average lease term of 5.5 years; Dock and drive doors for flexible loading and access
