Climate-Controlled Warehouse with Dock
For Sale
Contact for pricing
9223 S 97th St, La Vista, NE 68128
Small warehouse offering 12–19 clear height, a dock door with auto leveler, and fully climate-controlled space.
Property Size6,000 SF
Price / SF$175
Days on Market181
Property Features for 9223 S 97th St
General Information
Standard status
Active
Size
6,000 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
19 ft
Dock-High Doors
1
Heavy Power
Yes
Amenities
mezzanine storage
excess land
fully climate controlled
Listing Agency:
Investors Realty Inc
(402) 330-8000
Listed By:
Sydney Weller, CCIM · License #20210003
(402) 769-7564
Source:
Moodyscre
Added: Mar 12
Changed: Sep 3
Last Checked: Jul 23 at 9:39AM
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 small owner-occupant warehouse includes a dock door with an auto leveler, 12’–19’ clear height, and a floor drain in the main warehouse. The space is fully climate controlled and also features additional mezzanine storage of approximately 1,200 SF.
The property is located in the Sarpy West submarket off of 96th & Portal in La Vista. An excess land component offers a potential path to direct access to 96th Street, subject to approvals.
The building is equipped with heavy power, supporting a wide range of industrial and light manufacturing uses consistent with warehouse operations.
The property is located in the Sarpy West submarket off of 96th & Portal in La Vista. An excess land component offers a potential path to direct access to 96th Street, subject to approvals.
The building is equipped with heavy power, supporting a wide range of industrial and light manufacturing uses consistent with warehouse operations.
Key Highlights
- Fully climate controlled small warehouse space
- 12’–19’ clear height
- 8’ x 10’ dock door with auto leveler
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
$42,291
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
4.03%
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%
$845,820
$845.8K
Cap Rate 7%
$604,157
$604.2K
Cap Rate 9%
$469,900
$469.9K
Market Conditions
NOI Build-Up for 6,000 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
$51.2K $8.54/SF
− Vacancy
−$1.5K −$0.25/SF
EGI
$49.8K $8.29/SF
− OpEx
−$7.5K −$1.24/SF
NOI
$42.3K $7.05/SF
Area
Sarpy County, NE
Vacancy
2.90%
Lease Rate
$8.54 /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%
$845,820
Cap Rate 7%
$604,157
Cap Rate 9%
$469,900
Alternative Uses
Best Use
Warehouse
$604.2K
$528.6K – $704.9K
NOI $42,291 @ 7.0% cap · market cap 4.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,709 @ 7.0% cap · market cap 10.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
19 ft
Clear height
1
Dock-high doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 68128, NE
19,160
Population
8,136
Households
2.4
Avg Household Size
37
Median Age
38%
College-Educated
97%
High-School Grad
6.7 sq mi
ZIP Area
2,860
Density / Sq Mi
$81,870
Median Household Income
$47,850
Median Earnings
$1,255
Median Rent
$275,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Monarch Self Storage — 707 W 6th St, Papillion, NE 68046
Frequently Asked Questions
What type of property is this?
Warehouse - Small warehouse offering 12–19 clear height, a dock door with auto leveler, and fully climate-controlled space.
Where is this warehouse located?
The property is located at 9223 S 97th St La Vista, NE.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Fully climate controlled small warehouse space; 12’–19’ clear height; 8’ x 10’ dock door with auto leveler
