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    Property profile & analytics

    2323 S 171St St Omaha, NE 68130

    • Office buildings
    • 22,180 SF
    • 1.80 lot acres
    For Lease
    View listing
    $17 SF/Yr
    Last Sale
    Nov 22, 2021
    $3,795,000
    Value Estimations
    $3,570,000
    Cap Rate Potential
    9.3%
    Office buildings
    Location Intelligence
    Property ID
    US57-0546158
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Writelife / Book Store / Book Publisher
    • Nebraska Micro-Endodontics, LLC / Endodontist / Dentist
    • Dr. Garrett Schultz / Health Care Facility
    • Papenfuss Jason S MD / Dermatologist / Doctor
    • Midwest Dermatology / Dermatologist

    Property Details for 2323 S 171St St

    Year built
    2002
    Lot size
    1.80 lot acres
    Property size
    22,180 SF
    Property type
    Office buildings
    APN
    1604020300
    APU
    1604020300

    Description

    Lakeside Hills Office Plaza, located at 2323 S 171st St, Omaha, NE 68130, presents a fantastic leasing opportunity. This two-story, 21,355 square foot traditional office building, constructed in 2002, boasts a significant amount of immediately available space: 10,882 square feet. The building features ample parking with 118 spaces, providing a generous 5.6 spaces per 1,000 square feet. Situated conveniently near the intersection of 171st Street and West Center Road in Douglas County, Nebraska, this property offers easy access to Lakeside Hills Park, its trails, and numerous amenities. The building is well-maintained, both inside and out, and includes prominent building signage opportunities. The entire second floor is currently vacant and available for lease. This presents a unique chance to secure a substantial amount of office space in a desirable location with excellent visibility and convenient access to outdoor recreational areas. The property is ready for occupancy June 1, 2025.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $3,480,000
      ML approach
      $3,505,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $5,390,000
      6.5%
      $4,975,000
      7%
      $4,620,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $3,272,000
      Market price range: $2.04M - $4.75M
      AI Estimate
      $2,774,000
      Market price range: $701k - $3.93M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $3,235,000
      Current use
      NEIGHBORHOOD: SHOPPING CENTER
      $4,145,000
      Change: +28% Conversion: Difficult
      RETAIL STORES
      $3,465,000
      Change: +7% Conversion: Moderate
      MEDICAL BUILDING
      $3,350,000
      Change: +4% Conversion: Easy
      AUTO REPAIR, GARAGE
      $3,290,000
      Change: +2% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $3,105,000
      Change: -4% Conversion: Easy
      WAREHOUSE, STORAGE
      $3,025,000
      Change: -7% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Omaha
    County
    Douglas
    State
    Nebraska
    Longitude
    -96.183
    Latitude
    41.238
    CBSA code
    36540
    CBSA name
    OMAHA-COUNCIL BLUFFS, NE-IA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $70,855
    $767,400
    $2,602,700
    $3,370,100
    -
    $767,400
    $2,602,700
    $3,370,100

    Comparable in this City

    • Value Estimation
      $1,305,000
      10,800 SF

      2410 179th St

      OFFICE BUILDING • 10,800 SF
      2410 179th St, Omaha, NE 68130-2687
      View Details
    • Value Estimation
      $5,995,000
      29,860 SF

      17645 Wright St

      OFFICE BUILDING • 29,860 SF
      17645 Wright St, Omaha, NE 68130-2034
      View Details
    • Value Estimation
      $3,045,000
      24,048 SF

      17330 Wright St

      OFFICE BUILDING • 24,048 SF
      17330 Wright St, Omaha, NE 68130-2157
      View Details
    • Value Estimation
      $3,420,000
      18,423 SF

      17220 Wright St

      OFFICE BUILDING • 18,423 SF
      17220 Wright St, Omaha, NE 68130-2152
      View Details
    • Value Estimation
      $2,400,000
      17,313 SF

      16850 Frances St

      OFFICE BUILDING • 17,313 SF
      16850 Frances St, Omaha, NE 68130-2640
      View Details
    • Value Estimation
      $1,255,000
      20,340 SF

      2625 158th Plz

      OFFICE BUILDING • 20,340 SF
      2625 158th Plz, Omaha, NE 68130-1703
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      21,157 SF

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      Two-story office building in fast-growing southwest Omaha near amenities.
      17041 Lakeside Hills Plz, Omaha, NE 68130
      View Details
    • $2,314,342
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      Omaha Commercial Land Opportunity

      Prime 2.53-acre commercial lot, high traffic.
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    • Contact for pricing
      32.21 Acres

      Omaha Commercial Land - Iron Bluff

      32 Acres, Prime Mixed-Use Development
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    • Contact for pricing
      10,176 SF

      Built-Out Daycare with Playground

      Daycare facility with storm shelter and playground in growing corridor.
      20261 Atlas Plz, Omaha, NE 68130
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    • $1,873,497

      Retail and Pad Sites Available

      Commercial land for sale, ready for development.
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    Similar Nearby for Lease

    • $16 SF/Yr
      2,275 SF

      Office Space in Lakeside Building

      Office space available for lease at 168th & W Center.
      17445 Arbor St, Omaha, NE 68130
      View Details
    • $17 SF/Yr
      5,788 SF

      Class A Office Space Available

      Premier office building in West Omaha with convenient access.
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      View Details
    • Contact for pricing
      97,262 SF

      Lakeside Medical Office Suites

      Omaha, NE medical office space available.
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      View Details
    • $16 SF/Yr
      23,350 SF

      One Lakeside Hills Office Suites

      West Omaha Office Space, Two Suites Available
      17021 Lakeside Hills Plz, Omaha, NE 68130
      View Details
    • $16 SF/Yr
      21,157 SF

      Omaha Executive Office Space

      Class A Office, 8,143 SF Available
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      View Details
    • $20 SF/Yr
      35,373 SF

      Shoppes at Lakeside Office Space

      Prime Douglas County office space available. High traffic, ample parking.
      16909 Lakeside Hills Plz, Omaha, NE 68130
      View Details
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    2323 S 171St St
    Omaha, NE 68130
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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