Owner-User Industrial
For Sale
$5,475,000
2511 S 156th Cir, Omaha, NE 68130
Functional 30,000 SF industrial warehouse offering customization and modernization options for a variety of users.
Property Size30,000 SF
Price / SF$182.50
Days on Market55
Property Features for 2511 S 156th Cir
General Information
Standard status
Active
Size
30,000 SF
Property subtype
Industrial
Building Details
Year Built
1984
Listing Agency:
Investors Realty Inc
(402) 778-7520
Listed By:
Kevin Stratman, CCIM, SIOR · License #20110363
Source:
Investorsomaha
Added: Jul 9
Changed: Aug 26
Last Checked: Sep 1 at 6:15PM
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 owner-user industrial warehouse at 2511 S 156th Circle offers a functional layout in a 30,000 SF facility. The property is positioned as an industrial opportunity for buyers looking to modernize, customize, and potentially expand their operations to fit future needs.
Located in one of west Omaha’s established industrial corridors, the site is suited for a variety of industrial uses where practical interior configuration matters. The property’s overall build and usable space support a range of operational approaches, with room for updates and improvements as requirements evolve.
The building is presented as a single industrial asset designed to accommodate an industrial user’s long-term requirements through personalization and potential expansion.
Located in one of west Omaha’s established industrial corridors, the site is suited for a variety of industrial uses where practical interior configuration matters. The property’s overall build and usable space support a range of operational approaches, with room for updates and improvements as requirements evolve.
The building is presented as a single industrial asset designed to accommodate an industrial user’s long-term requirements through personalization and potential expansion.
Key Highlights
- 30,000 SF industrial warehouse with a functional layout for a variety of industrial users
- Year built: 1984
- Opportunity to modernize, customize, and expand to meet future operational needs
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
$371,025
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
6.78%
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%
$7,420,500
$7.4M
Cap Rate 7%
$5,300,357
$5.3M
Cap Rate 9%
$4,122,500
$4.1M
Market Conditions
NOI Build-Up for 30,000 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
$450.0K $15.00/SF
− Vacancy
−$13.5K −$0.45/SF
EGI
$436.5K $14.55/SF
− OpEx
−$65.5K −$2.18/SF
NOI
$371.0K $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%
$7,420,500
Cap Rate 7%
$5,300,357
Cap Rate 9%
$4,122,500
Alternative Uses
Best Use
Warehouse
$5.30M
$4.64M – $6.18M
NOI $371,025 @ 7.0% cap · market cap 6.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.89M
$6.91M – $9.21M
NOI $552,499 @ 7.0% cap · market cap 10.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
582
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 68130, NE
21,501
Population
8,427
Households
2.6
Avg Household Size
41
Median Age
62%
College-Educated
99%
High-School Grad
7.6 sq mi
ZIP Area
2,829
Density / Sq Mi
$134,421
Median Household Income
$74,655
Median Earnings
$1,532
Median Rent
$384,700
Median Home Value
Market
Vacancy Rate% for Industrial in Omaha, NE
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Functional 30,000 SF industrial warehouse offering customization and modernization options for a variety of users.
Where is this warehouse located?
The property is located at 2511 S 156th Cir Omaha, NE.
What is the asking price?
The asking price for this property is $5,475,000.
What are key features of this property?
This property features: 30,000 SF industrial warehouse with a functional layout for a variety of industrial users; Year built: 1984; Opportunity to modernize, customize, and expand to meet future operational needs
