Duplex with Hardwood
For Sale
$445,000
3813 N 28th Ave, Omaha, NE 68111
Residential Income, Omaha, NE
Property Size1,728 SF
Lot Size0.14 Acres
Price / SF$257.52
Days on Market158
Property Features for 3813 N 28th Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Laundry Room, Bathroom 2, Bedroom 4
Interior features
Master Downstairs
Subdivision
Bedford Place
Standard status
Active
Size
1,728 SF
Lot size
0.14 Acres
Utilities
Heating system
Forced Air
Building Details
Year built
1923
Floors in Building
2
Flooring type
Hardwood
Architectural style
Other
Listing Agency:
Top Tier Investment Firm
(402) 968-3926
Listed By:
Nicole Sherman
(808) 464-3399
Added: Apr 23
Changed: Sep 17
Last Checked: Sep 27 at 2:06PM
MLS# 11728912
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Omaha duplex contains 1728 square feet on a 0.14-acre corner lot and was built in 1923. The room inventory includes four bedrooms, two bathrooms, and a laundry room, with a master bedroom on the downstairs level. Select units feature hardwood flooring, while forced-air heating serves the property.
Capital work includes plumbing updates, basement improvements, and interior finish upgrades. The site adjoins green space, adding an open-space element to the corner-lot setting. Located at 3813 N 28th Ave in Omaha, the property is offered as part of a two-duplex package.
Capital work includes plumbing updates, basement improvements, and interior finish upgrades. The site adjoins green space, adding an open-space element to the corner-lot setting. Located at 3813 N 28th Ave in Omaha, the property is offered as part of a two-duplex package.
Key Highlights
- Duplex property with 1728 square feet of building area
- 0.14‑acre corner lot adjacent to green space
- Built in 1923
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
$15,100
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
3.39%
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%
$302,000
$302.0K
Cap Rate 7%
$215,714
$215.7K
Cap Rate 9%
$167,778
$167.8K
Market Conditions
NOI Build-Up for 1,728 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
$23.2K $13.44/SF
− Vacancy
−$1.7K −$0.96/SF
EGI
$21.6K $12.48/SF
− OpEx
−$6.5K −$3.74/SF
NOI
$15.1K $8.74/SF
Area
Omaha, NE
Vacancy
7.12%
Lease Rate
$13.44 /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%
$302,000
Cap Rate 7%
$215,714
Cap Rate 9%
$167,778
Alternative Uses
Best Use
Multifamily LT 5
$215.7K
$188.8K – $251.7K
NOI $15,100 @ 7.0% cap · market cap 3.39%
Second Best
Apartment 5plus
$198.9K
$174.1K – $232.1K
NOI $13,925 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$454.6K
$397.8K – $530.4K
NOI $31,824 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
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Business Placement
Demographics for 68111, NE
25,048
Population
9,729
Households
2.6
Avg Household Size
31
Median Age
12%
College-Educated
78%
High-School Grad
5.2 sq mi
ZIP Area
4,817
Density / Sq Mi
$41,010
Median Household Income
$31,610
Median Earnings
$1,109
Median Rent
$101,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Updated plumbing, basement work, and interior finishes support the duplex’s existing residential configuration.
Where is this duplex located?
The property is located at 3813 N 28th Ave Omaha, NE.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Duplex property with 1728 square feet of building area; 0.14‑acre corner lot adjacent to green space; Built in 1923
