Historic Live-Work
For Sale
Contact for pricing
Pending
1262 S 13th St, Omaha, NE 68108
Remodeled urban property combines professional space with a residential flat in Omaha’s Little Bohemia district.
Property Size6,723 SF
Days on Market476
Property Features for 1262 S 13th St
General Information
Standard status
Pending
Size
6,723 SF
Property subtype
OFFICE
Additional Details
Office Units
1
Building Details
Year Built
1893
Year Renovated
2015
Buildings
1
Stories
2
Tenancy
Multi
Abandoned
No
Listing Agency:
PJ Morgan Real Estate
(402) 578-7536
Listed By:
Ryan Ellis · License #20080578
(402) 578-7536
Source:
Moodyscre
Added: May 13, 2025
Changed: Aug 30
Last Checked: Aug 30 at 9:37PM
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 PJ Morgan Real Estate
Investment Insights
Based on property information with market context.
This live-work property at 1262 S 13th St contains 6,723 square feet across a professional main floor and an upper-level residential flat. Built in 1893 and remodeled in 2015, the property combines historic construction with updated interiors. The main floor is occupied by a law firm and is also described as suitable for retail use. Above, a three-bedroom, two-bathroom flat provides a separate residential component.
The property is located in Omaha’s Little Bohemia district. Its combination of commercial and residential areas supports live-work use, with the existing office occupancy and upper-floor flat providing clearly defined components within the building.
The property is located in Omaha’s Little Bohemia district. Its combination of commercial and residential areas supports live-work use, with the existing office occupancy and upper-floor flat providing clearly defined components within the building.
Key Highlights
- 6,723‑square‑foot live‑work property at 1262 S 13th St
- Constructed in 1893 and remodeled in 2015
- Main floor currently occupied by a law firm
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
$91,911
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
7.66%
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%
$1,838,220
$1.8M
Cap Rate 7%
$1,313,014
$1.3M
Cap Rate 9%
$1,021,233
$1.0M
Market Conditions
NOI Build-Up for 6,723 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
$140.4K $20.88/SF
− Vacancy
−$17.8K −$2.65/SF
EGI
$122.5K $18.23/SF
− OpEx
−$30.6K −$4.56/SF
NOI
$91.9K $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%
$1,838,220
Cap Rate 7%
$1,313,014
Cap Rate 9%
$1,021,233
Alternative Uses
Best Use
Office B
$1.31M
$1.15M – $1.53M
NOI $91,911 @ 7.0% cap · market cap 7.66%
Second Best
Mixed Use
$1.19M
$1.04M – $1.39M
NOI $83,500 @ 7.0% cap · market cap 6.96%
Theoretical Best
Office A
$1.77M
$1.55M – $2.06M
NOI $123,815 @ 7.0% cap · market cap 10.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,199
Businesses Nearby
Explore this area
Business Placement
Demographics for 68108, NE
15,623
Population
6,084
Households
2.6
Avg Household Size
30
Median Age
24%
College-Educated
76%
High-School Grad
3.3 sq mi
ZIP Area
4,734
Density / Sq Mi
$47,255
Median Household Income
$34,693
Median Earnings
$1,128
Median Rent
$124,500
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?
Live-work space - Remodeled urban property combines professional space with a residential flat in Omaha’s Little Bohemia district.
Where is this live-work space located?
The property is located at 1262 S 13th St Omaha, NE.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 6,723‑square‑foot live‑work property at 1262 S 13th St; Constructed in 1893 and remodeled in 2015; Main floor currently occupied by a law firm
