12-Unit Apartment
For Sale
Contact for pricing
4501 LAFAYETTE AVE, Omaha, NE 68132
Brick multifamily property with renovated one-bedroom residences, upgraded systems, and on-site laundry.
Property Size9,055 SF
Price / SF$171.18
Days on Market20
Property Features for 4501 LAFAYETTE AVE
General Information
Standard status
Active
Size
9,055 SF
Class
B
Property subtype
Multifamily
Zoning
R7
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$173,717
Units
Unit Mix
12 x 1BR/1BA
Multifamily Units
12
Amenities
on-site laundry
WiFi
Building Details
Year Built
1964
Year Renovated
2026
Buildings
1
Stories
2
Units
12
Tenancy
Multi
Construction
brick
Listing Agency:
Nebraska Realty
(402) 660-7929
Listed By:
Ryan Basye · License #NE 20230226
Source:
Crexi
Added: Aug 13
Changed: Aug 30
Last Checked: Aug 30 at 2:34PM
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 Nebraska Realty
Investment Insights
Based on property information with market context.
This brick apartment property contains 12 one-bedroom, one-bath residences averaging approximately 650 square feet, with 9,055 square feet overall. The unit mix is supported by renovated interiors featuring new appliances, cabinetry, countertops, bathroom fixtures, flooring, paint, and interior doors. Building improvements include replacement plumbing, updated electrical systems, individualized HVAC, energy-efficient windows, and secured exterior doors. An upgraded laundry facility and building-wide Wi-Fi are also provided. The renovation was completed in 2026.
The property is located less than 5 minutes from the University of Nebraska Medical Center and near Dundee and Midtown in Omaha. Select residences are furnished for executive rental use, while the tenant profile includes HUD-VASH veteran housing and traveling nurse arrangements. R7 zoning applies to the property, which was built in 1964. The projected cap rate is approximately 11%.
The property is located less than 5 minutes from the University of Nebraska Medical Center and near Dundee and Midtown in Omaha. Select residences are furnished for executive rental use, while the tenant profile includes HUD-VASH veteran housing and traveling nurse arrangements. R7 zoning applies to the property, which was built in 1964. The projected cap rate is approximately 11%.
Key Highlights
- 12 one‑bedroom, one‑bath units averaging approximately 650 sq. ft. each
- 9,055‑square‑foot brick apartment property
- Down‑to‑the‑studs renovation completed in 2026
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
$72,971
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
4.71%
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%
$1,459,420
$1.5M
Cap Rate 7%
$1,042,443
$1.0M
Cap Rate 9%
$810,789
$810.8K
Market Conditions
NOI Build-Up for 9,055 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
$143.4K $15.84/SF
− Vacancy
−$10.8K −$1.19/SF
EGI
$132.7K $14.65/SF
− OpEx
−$59.7K −$6.59/SF
NOI
$73.0K $8.06/SF
Area
Omaha, NE
Vacancy
7.50%
Lease Rate
$15.84 /SF/Yr
Expense Ratio
45.00%
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%
$1,459,420
Cap Rate 7%
$1,042,443
Cap Rate 9%
$810,789
Alternative Uses
Best Use
Apartment 5plus
$1.04M
$912.1K – $1.22M
NOI $72,971 @ 7.0% cap · market cap 4.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.38M
$2.08M – $2.78M
NOI $166,763 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
689
Businesses Nearby
Explore this area
Business Placement
Demographics for 68132, NE
13,729
Population
6,856
Households
2
Avg Household Size
35
Median Age
63%
College-Educated
94%
High-School Grad
2.6 sq mi
ZIP Area
5,280
Density / Sq Mi
$81,556
Median Household Income
$51,430
Median Earnings
$979
Median Rent
$324,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Brick multifamily property with renovated one-bedroom residences, upgraded systems, and on-site laundry.
Where is this apartment building located?
The property is located at 4501 LAFAYETTE AVE Omaha, NE.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 12 one‑bedroom, one‑bath units averaging approximately 650 sq. ft. each; 9,055‑square‑foot brick apartment property; Down‑to‑the‑studs renovation completed in 2026
