Building Details

Year Built 1961

Listing Agency: BHHS Ambassador Real Estate

Listed By: Heidi Cline Show Phone

Source: Tenaciousrealty

Added: Sep 24 Changed: Sep 26 Last Checked: Sep 26 at 7:12AM

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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 BHHS Ambassador Real Estate

Investment Insights

Based on property information with market context.

Built in 1961, this 1,440-square-foot duplex contains two units. The 2525 side has one bedroom, a full bath, living and dining rooms, and a kitchen; the 2523 side has two bedrooms, a full bath, a living room, and a kitchen. Both units have washer and dryer hookups, and utilities are separately metered. The 2525 unit also connects to the basement.

The parcel measures just over 1/4 acre. Off-alley improvements include a garage-type shed, with off-street parking in front of each unit.

Key Highlights

• Two‑unit duplex with separately metered utilities
• 1,440 square feet; built in 1961
• 2525 unit: 1 bedroom, full bath, living room, dining room, and kitchen

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

$16,399

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

9.11%

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%

$327,980 $328.0K

Cap Rate 7%

$234,271 $234.3K

Cap Rate 9%

$182,211 $182.2K

Market Conditions

NOI Build-Up for 1,440 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

$25.1K $17.40/SF

− Vacancy

−$1.6K −$1.13/SF

EGI

$23.4K $16.27/SF

− OpEx

−$7.0K −$4.88/SF

NOI

$16.4K $11.39/SF

Area

Saunders County, NE

Vacancy

6.50%

Lease Rate

$17.40 /SF/Yr

Expense Ratio

30.00%

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%

$327,980

Cap Rate 7%

$234,271

Cap Rate 9%

$182,211

Alternative Uses

Best Use

Multifamily LT 5

$234.3K

$205.0K – $273.3K (±1% cap)

NOI $16,399 @ 7.0% cap · market cap 9.11%

Second Best

Apartment 5plus

$208.8K

$182.7K – $243.6K (±1% cap)

NOI $14,615 @ 7.0% cap · market cap 8.12%

Theoretical Best

Office A

$378.3K

$331.0K – $441.4K (±1% cap)

NOI $26,481 @ 7.0% cap · market cap 14.71%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Law Firm Dental Office Parking Lot & Garage Plumbing Service (Bike/Boat/Book/etc) Store Bakery

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

88

Businesses Nearby

Explore this area Business Placement

Demographics for 68003, NE

5,291

Population

2,447

Households

2.2

Avg Household Size

42

Median Age

35%

College-Educated

97%

High-School Grad

108.7 sq mi

ZIP Area

49

Density / Sq Mi

$90,714

Median Household Income

$50,254

Median Earnings

$904

Median Rent

$281,700

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Each residence has laundry connections and parking in front of its entrance.

Where is this duplex located?

The property is located at 2525 Adams Street Ashland, NE.

What is the asking price?

The asking price for this property is $180,000.

What are key features of this property?

This property features: Two‑unit duplex with separately metered utilities; 1,440 square feet; built in 1961; 2525 unit: 1 bedroom, full bath, living room, dining room, and kitchen