Capital allocation Omaha-Council Bluffs
Omaha-Council Bluffs CRE Capital Allocation 2026
Editorial and financing review: October 1, 2026. Operating figures retain their stated provider, geography and reporting period. A later review date does not make an earlier observation current.
Key takeaway
Omaha–Council Bluffs supports selected logistics, corporate, defense-related and household-serving income investments. Eppley, interstate access and Sarpy County users create different local demand cases.
Preserve Nebraska and Iowa geography and costs. Construction, utility commitments, employer concentration and current financing govern speculative expansion; institutional anchors do not establish unrestricted rent growth.
Financing assumptions
The Fed raised its target to 3.75%–4.00% on September 16. The September 30 Treasury close was 5.29% for the 10-year and 5.64% for the 30-year. Source: Federal Reserve FOMC Statement September 16 2026; Source: U.S. Treasury Daily Par Yield Curve September 2026.
Size debt from achieved income and include capital work and carrying reserves. Test a higher borrowing cost, slower stabilization and a wider exit cap rate; improve rent, proceeds or exit assumptions only when property evidence and lender terms support them. See U.S. Commercial Real Estate Outlook Q4 2026 for the common macro scenarios.
Evidence carried forward
The following source-period observations and earlier qualifications remain part of the research record. Current allocation and financing conclusions are stated above.
Omaha-Council Bluffs is best treated as a selective anchor-and-logistics income market, not as broad secondary-market beta. The official CBSA 36540 frame matters because the branch spans Douglas, Sarpy, Saunders, Cass, Washington, Harrison, Mills, and Pottawattamie Counties across Nebraska and Iowa. The highest-conviction lanes are functional industrial and logistics tied to Eppley, the riverfront / Council Bluffs side, I-80 / I-29, and Sarpy / Gretna growth nodes; healthcare and education-adjacent real estate tied to Nebraska Medicine / UNMC, CHI Health, Creighton, UNO, and suburban hospital networks; and selective retail or housing where income, rent ceilings, pipeline, and corridor quality are proven.
Structured evidence scope: references below to the legacy structured snapshot describe earlier recorded rows or gaps. Supabase/Postgres is authoritative. This editorial review did not rerun those database counts or imports; verify current row custody, period and source before using them in underwriting.
Question
How should capital read Omaha-Council Bluffs in 2026: as a generic lower-basis Midwest market, an insurance / healthcare anchor market, a river-airport-interstate logistics node, or a corridor-specific income market with strict Nebraska-Iowa boundary discipline?
Allocation Frame
| Bucket | What the market says | Best fit |
|---|---|---|
| Corporate / insurance / Midtown anchors | Omaha-Council Bluffs Construction Pipeline preserves Mutual of Omaha tower, Omaha streetcar, and north downtown / mixed-use activity as the main public construction signals. Midtown Omaha Mutual of Omaha and Streetcar Corridor should be treated as a specific corridor prompt, not a metro-wide office proof point. | Mixed-use, service retail, housing, and tenant-specific office near Midtown / streetcar nodes where rents, absorption, tenant credit, parking, and public-project timing are verified. |
| Healthcare / education | Omaha-Council Bluffs Healthcare and Life Sciences Market supports Nebraska Medicine / UNMC, CHI Health, Creighton, and suburban hospital networks as anchors for medical office and resident demand. | MOB, outpatient / clinical real estate, education-adjacent office, workforce housing, and support retail near Aksarben UNO and Med Center Corridor, Midtown, and proven suburban medical nodes. Avoid generic lab-demand assumptions. |
| Eppley / river / interstate logistics | Omaha-Council Bluffs Industrial and Logistics Market cites NAI NP Dodge Q4 2025 industrial inventory of 114M SF, 2.9% vacancy, $8.53/SF rent, 1.2M SF of 12-month absorption, and 2.8M SF under construction. CBRE's Q1 2026 source-family row strengthens the tight-market read with 1.7% vacancy, 3.4% availability, 540,000 SF of Q1 absorption, $7.92/SF asking rent, and 1.0M SF under construction. The clean diligence map runs through Eppley Airfield Carter Lake and North Downtown Logistics Corridor, Council Bluffs Riverfront and I-29 Corridor, I-80 I-29 Regional Logistics Spine, and Gretna I-80 West Growth Edge. | Functional industrial, light manufacturing, service industrial, warehouse, and logistics assets with building-level access, clear height, loading, truck flow, yard, power, labor, tenant depth, and lease-comp proof. |
| Office | Omaha-Council Bluffs Office Market cites NAI NP Dodge Q4 2025 office market readings of 48.5M SF, 7.3% vacancy, negative 12-month absorption of 82,600 SF, $25.82/SF rent, and roughly 1.5M SF under construction, with a warning to cross-check broker universe. | Tenant-specific office attached to corporate / insurance, healthcare, education, or high-quality suburban demand. Commodity office, broad CBD recovery, and conversion optionality need basis, capex, TI / LC, lease-up, and exit-liquidity proof. |
| Multifamily | Omaha-Council Bluffs Multifamily Market now has a current CBRE Q1 2026 public row: 8.0% vacancy, $1,300/month average asking rent, +0.9% QoQ rent growth, +2.1% YoY rent growth, no new Q1 deliveries, and 3,477 units under construction. ACS 2024 shows 1,001,186 residents, $84,524 median household income, $1,230 median gross rent, and a 34.3% renter share for the official CBSA. | Workforce and middle-income housing near medical, university, corporate, logistics, and stable suburban nodes. CBRE supports selective recovery, but vacancy is still +210 bps YoY and Downtown/Central pipeline concentration keeps concessions, lease-up, taxes, insurance, and capex controls binding. |
| Retail / hospitality / powered land | Omaha-Council Bluffs Retail and Consumer Market supports a tight retail read from NAI NP Dodge Q4 2025; Omaha-Council Bluffs Hospitality and Tourism Market ties demand to Eppley, downtown events, CHI Health Center, NCAA / College World Series demand, and airport modernization; Omaha-Council Bluffs Data Centers and Powered Land Market keeps Sarpy / Highway 50 as a watchlist. | Necessity and service retail with trade-area proof; hospitality only with asset-level occupancy, ADR, RevPAR, brand, labor, and renovation evidence; powered-land optionality only after utility / water / entitlement / interconnection proof. |
What Makes Omaha-Council Bluffs Useful
- Stable anchor demand without gateway pricing. Omaha-Council Bluffs has a durable corporate / insurance, healthcare, education, defense, and local-services base, but the memo should use those anchors as corridor-selection tools rather than as generic market premiums.
- Industrial is the cleanest current quantitative lane in the reviewed source stack. The reviewed source stack preserves a low-vacancy, positive-absorption industrial read as of NAI NP Dodge Q4 2025. That supports first-pass industrial conviction, provided each deal proves building function and tenant depth.
- Cresa / GlobeSt adds a supply-discipline cross-check. Source: GlobeSt Landlord-Friendly Industrial Hubs 2026 describes Omaha as one of the landlord-friendly medium-sized logistics markets because limited new product and steady absorption preserved owner leverage. Treat that as qualitative confirmation of the Omaha industrial lane; do not turn the cited Cresa-index vacancy value into a structured DB row without direct Cresa source capture.
- The logistics map is multi-node. Eppley / Carter Lake / north downtown, Council Bluffs / I-29, the I-80 / I-29 regional spine, Gretna / I-80 west, and Sarpy County each imply different demand mechanisms. Capital should underwrite them separately.
- Midtown and streetcar activity are catalysts, not blanket value. Mutual of Omaha tower, Omaha streetcar, and north downtown / mixed-use activity improve the case for corridor-specific development discipline, but project timing, rent support, parking, tenant demand, and competing supply still control outcomes.
- Resident-demand context is usable. The ACS 2024 CBSA snapshot gives a population, income, rent, tenure, education, and poverty screen. It is useful for rent ceilings, retail-demand context, and relative affordability, but it is not property-level proof.
Where Discipline Matters
Nebraska-Iowa Boundary
Use official CBSA 36540 Omaha, NE-IA for metro claims. Keep Omaha-Fremont CSA context, Omaha city claims, Douglas / Sarpy / Pottawattamie County facts, Council Bluffs / Iowa facts, airport facts, and broker-market geographies labeled. The Iowa side is part of the official metro, but it should not be blended into Nebraska submarket pricing without corridor evidence.
Office Caution
Omaha-Council Bluffs is not an office beta trade. Corporate and insurance anchors, Midtown investment, and suburban quality nodes can matter, but office acquisitions need tenant credit, lease term, rollover, TI / LC, concessions, operating-expense, parking, capex, conversion feasibility, and buyer-depth support. Older or commodity space should be priced as a specific problem to solve.
Multifamily Selectivity
The market can support workforce and middle-income housing, and CBRE Q1 2026 now verifies improving sequential vacancy and rent growth. That does not make Omaha a broad apartment beta trade: vacancy remains 210 bps above the year-earlier level, and 22 projects / 3,477 units were still under construction. Multifamily underwriting should start with income and rent-ceiling discipline, then move to asset age, concessions, collections, taxes, insurance, capex, neighborhood quality, lease-up, and competing deliveries.
Logistics Function
Interstate, airport, and river adjacency do not automatically create a logistics moat. The asset still needs physical functionality: clear height, loading, dock configuration, truck access, yard, power, labor reach, tenant universe, lease comps, and pipeline context.
Development And Powered Land
The Mutual of Omaha tower, streetcar, Eppley modernization, and industrial pipeline are important signals, but capital should avoid double-counting public infrastructure as both demand and exit support. Sarpy County / Highway 50 data-center momentum is a watchlist, not a blank check for land premiums.
Best-Fit Capital
Omaha-Council Bluffs best fits disciplined core-plus, value-add, and local / regional operating capital that can underwrite anchors at corridor level. The strongest profile is functional industrial and logistics capital buying Eppley, I-80 / I-29, Council Bluffs, Gretna, or Sarpy exposure with tenant and building proof. The second profile is healthcare / education / corporate-adjacent real estate near proven demand nodes. Retail and multifamily can work as income strategies when trade area, rent ceiling, and supply evidence are tight. Office should remain selective and tenant-specific.
The weakest profiles are broad office-recovery capital, apartment strategies that assume market-wide rent growth despite supply moderation, hospitality without hotel KPI proof, and powered-land speculators who have not secured utility, water, entitlement, and customer evidence.
Checked Claims And Source Quality
| Claim | Support | Quality judgment |
|---|---|---|
Allocation should use official CBSA 36540 Omaha, NE-IA and preserve Nebraska-Iowa boundary discipline. | Omaha-Council Bluffs, Omaha-Council Bluffs Geography Hub, and Source: Omaha-Council Bluffs DFW-Parity Public Source Stack 2026. | Primary boundary support through OMB / Census trail summarized in reviewed canonical pages. |
| Industrial / logistics is the cleanest quantified lane in the reviewed source stack. | Omaha-Council Bluffs Industrial and Logistics Market and the public source stack's NAI NP Dodge Q4 2025 support. | Strong secondary broker support; still requires building-level and source-geography checks. |
| Healthcare / education anchors support MOB, clinical, resident-demand, and support-retail strategies but not generic lab demand. | Omaha-Council Bluffs Healthcare and Life Sciences Market. | Reviewed canonical synthesis; adequate for allocation discipline, not for specialized lab pricing. |
| Midtown / streetcar / Mutual of Omaha activity is a corridor catalyst, not broad office proof. | Omaha-Council Bluffs Construction Pipeline, Midtown Omaha Mutual of Omaha and Streetcar Corridor, and Omaha-Council Bluffs Office Market. | Supported as a development-discipline claim; property-level rent and absorption proof remains required. |
| Multifamily requires selectivity because the public branch notes recent supply growth and missing submarket comps. | Omaha-Council Bluffs Multifamily Market and Source: US Census ACS Omaha-Council Bluffs Demographic Backfill 2026. | Reviewed synthesis plus primary demographic support; operating metrics remain an evidence gap. |
Evidence Gaps
- This memo does not use a refreshed transaction-comp, cap-rate, debt-proceeds, or investment-sales data set.
- Broker-market facts, strict CBSA facts, county facts, airport facts, public-project facts, and Nebraska / Iowa corridor claims are not interchangeable.
- Industrial needs asset-level tenant depth, lease comps, building functionality, power, loading, truck circulation, yard, labor, and pipeline proof.
- Office needs tenant-credit, lease-expiration, TI / LC, concessions, parking, operating-expense, capex, conversion-feasibility, and exit-liquidity diligence.
- Multifamily needs submarket deliveries, concessions, collections, taxes, insurance, capex, neighborhood quality, crime / school / access screens, and rent-ceiling proof.
- Retail needs tenant sales, cotenancy, credit, parking, visibility, access, traffic, and trade-area definition.
- Hospitality needs occupancy, ADR, RevPAR, brand, renovation, labor, and event-demand conversion.
- Powered-land optionality needs utility, water, zoning, interconnection, entitlement, environmental, site-control, public-approval, and customer evidence.
Additional Evidence
Created from the reviewed Omaha-Council Bluffs geography branch: Omaha-Council Bluffs, Omaha-Council Bluffs Geography Hub, Omaha-Council Bluffs Investment Hub, market-intelligence pages, selected first-wave corridor nodes, and reviewed source notes. the legacy structured snapshot now includes CBRE Q1 2026 multifamily operating rows, but transaction comps, concessions, and submarket lease-up proof remain incomplete.
Related Pages
- Analyses Hub
- Geographies Hub
- Omaha-Council Bluffs
- Omaha-Council Bluffs Geography Hub
- Omaha-Council Bluffs Investment Hub
- Omaha-Council Bluffs Office Market
- Omaha-Council Bluffs Industrial and Logistics Market
- Omaha-Council Bluffs Multifamily Market
- Omaha-Council Bluffs Retail and Consumer Market
- Omaha-Council Bluffs Hospitality and Tourism Market
- Omaha-Council Bluffs Healthcare and Life Sciences Market
- Omaha-Council Bluffs Data Centers and Powered Land Market
- Omaha-Council Bluffs Construction Pipeline
- Downtown Omaha CBD and Old Market
- Midtown Omaha Mutual of Omaha and Streetcar Corridor
- Aksarben UNO and Med Center Corridor
- Eppley Airfield Carter Lake and North Downtown Logistics Corridor
- Council Bluffs Riverfront and I-29 Corridor
- I-80 I-29 Regional Logistics Spine
- Gretna I-80 West Growth Edge
- Sarpy County Papillion La Vista and Highway 50 Data Center Corridor
- Bellevue Offutt AFB Defense Corridor
- Office Bifurcation
- Industrial Logistics Underwriting
- Multifamily Location Quality
October 25 submarket research
Boundary. Omaha-Council Bluffs CBSA36540 contains Harrison, Mills and Pottawattamie counties in Iowa, plus Cass, Douglas, Sarpy, Saunders and Washington counties in Nebraska. Dodge is excluded. Keep Iowa and Nebraska costs and jurisdictions separate. The direct county roster is Source: Census Vintage 2025 MSAs 51–60 Population and County Roster. Provider rows remain CBSA-unbound until complete polygons are proved against that roster.
Investor and method assumptions. This is an existing-asset current-income screen over 5–7 years with moderate leverage. The intended rank criterion is risk-adjusted allocation priority at comparable verified reserve-adjusted entry yields. No matched offers or achieved property cash yields are established here. Source facts precede the comparisons below. The four boards below remain draft research screens; all entries have null ranks and conviction 1. No ordinal current allocation call is established. Display order is not an allocation order. No consensus/contrarian or prior-rank claim is made.
Scenario and work gates. These are investor stress tests, not publisher forecasts: reduce NOI 10%, increase debt cost 150 bps, widen the exit cap 100 bps and extend downtime 12 months. Verify current collections, leases, tenant credit, rollover, concessions, TI/LC, taxes, insurance, physical condition, access and full capex/reletting reserves. The investor can commission boundary reconciliation, tenant and rent-roll checks, inspections, bids, lender quotes and a downside cash-flow model. A higher asking quote, low reported vacancy or one announced project does not establish a better return. A superior verified property yield after these costs, or new matched evidence that resolves a stated hold, can change a call.
Multifamily evidence and held comparisons
Reported facts and conflicts. All fourteen reported districts and market total are retained. The evidence is Q1 2026, not October operating data. Unit rents are monthly effective by chart; per-SF interval is unspecified. The literal YOY VACANCY RATE CHANGE percentage column remains source-reported with formula unspecified; p.1 separately reports a 170-bp YOY rise, not an automatic conversion of the table 1.8%. The Apex price per unit differs between prose $154,167 and property table about $184 k; individual property writes are held for identity and discrepancy resolution. CBRE Q1 $1,300 asking rent and 3,477 units underway belong to another survey, not a reconciliation of C&W $1,258.21 effective and 5,552 underway. No complete provider boundary map proves eight-county containment; all provider geographies remain CBSA-unbound. Source: Cushman & Wakefield Omaha Multifamily MarketBeat Q1 2026
Interpretation and counterevidence. South Omaha has the lowest reported vacancy 2.8% but -3 units Q1 absorption and 577 units construction against 2,052 inventory; that is not an uncomplicated scarcity signal. Bellevue has 4.7% vacancy, +15 absorbed and no construction, whereas Central Omaha has 4.6% vacancy but -30 absorbed and 411 underway. Downtown at 10.5% vacancy, +171 absorbed and 988 underway trades stronger absorption for larger lease-up pressure. Elkhorn's$1,627 monthly effective quote exceeds Bellevue's$1,226, but price, collections and capital costs are absent, so the quote premium does not rank value. C&W Q1 construction 5,552 differs from the existing CBRE3,477 cohort; C&W effective rent differs from CBRE asking rent. The Q1 evidence date and incomplete provider boundary proof block current ordinal allocation. Source: Cushman & Wakefield Omaha Multifamily MarketBeat Q1 2026
| Research lane | Reported evidence and interpretation | Condition that clears the hold |
|---|---|---|
| Bellevue | Q1 2026 source reports 9,389 units; 4.7% vacancy; 15 units YTD absorbed; 0 units underway; 1.8% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Bellevue provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Central Omaha | Q1 2026 source reports 8,820 units; 4.6% vacancy; -30 units YTD absorbed; 411 units underway; 1.9% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Central Omaha provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Council Bluffs | Q1 2026 source reports 5,892 units; 13.3% vacancy; 54 units YTD absorbed; 342 units underway; -2.0% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Council Bluffs provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Downtown Omaha | Q1 2026 source reports 9,853 units; 10.5% vacancy; 171 units YTD absorbed; 988 units underway; -0.7% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Downtown Omaha provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Elkhorn | Q1 2026 source reports 7,115 units; 10.0% vacancy; 19 units YTD absorbed; 825 units underway; 2.7% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Elkhorn provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Gretna | Q1 2026 source reports 3,292 units; 12.9% vacancy; 31 units YTD absorbed; 332 units underway; -0.2% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Gretna provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Midtown | Q1 2026 source reports 14,949 units; 9.8% vacancy; 84 units YTD absorbed; 817 units underway; 1.0% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Midtown provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Millard | Q1 2026 source reports 3,817 units; 5.2% vacancy; -13 units YTD absorbed; 326 units underway; 2.2% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Millard provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| North Omaha | Q1 2026 source reports 10,037 units; 10.5% vacancy; 101 units YTD absorbed; 203 units underway; 1.8% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full North Omaha provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Northwest Omaha | Q1 2026 source reports 8,002 units; 7.3% vacancy; 30 units YTD absorbed; 0 units underway; 2.7% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Northwest Omaha provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Papillion/La Vista | Q1 2026 source reports 8,715 units; 7.4% vacancy; 37 units YTD absorbed; 436 units underway; 2.8% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Papillion/La Vista provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| Ralston | Q1 2026 source reports 5,753 units; 4.9% vacancy; -10 units YTD absorbed; 0 units underway; 1.9% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Ralston provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| South Omaha | Q1 2026 source reports 2,052 units; 2.8% vacancy; -3 units YTD absorbed; 577 units underway; 3.0% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full South Omaha provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
| West Omaha | Q1 2026 source reports 8,342 units; 5.1% vacancy; -54 units YTD absorbed; 295 units underway; 4.0% YOY effective-rent growth. These reported cells alone do not establish ordinal current-income superiority. | Establish the full West Omaha provider boundary inside the strict MSA and obtain a current matched district grid, concessions, collections, delivery-stage and funded-cost evidence. Resolve the reported vacancy-change definition and matched property cash yield before ranking. |
Every lane above carries the same specialist research posture: resolve the stated evidence and boundary hold before allocating capital. Complete provider containment and comparable district economics remain unverified. Entry price, achieved NOI, debt terms and fully funded capital costs remain unverified.
Industrial evidence and held comparisons
Reported facts and conflicts. All eighteen provider districts, Omaha total, three table rent columns and p.1 product/data-center controls are retained. Source overall Q3 absorption +1,502,678 SF includes data centers; source explicitly reports -185,589 SF excluding data centers, manufacturing -876,402 SF, warehouse/distribution +692,088 SF and non-data-center flex -1,275 SF. The 2.2M YTD sidebar conflicts with narrative/table 2,963,838 SF; district YTD cells sum to 2,240,110 SF, leaving an unexplained 723,728-SF gap to the printed total. Flex vacancy 3.1% includes a fully occupied data-center base; 5.1% excludes it. Rounded narrative construction/delivery controls remain estimates, separate from exact table stocks/YTD. OS means Office Service/Flex and W/D Warehouse/Distribution by the source footnote; NNN is explicit but payment interval is not. No source map establishes complete eight-county provider boundaries, including state-qualified Cass labels and E/W county segments. Do not transfer a provider row to a whole civic county or include Dodge. Source: Cushman & Wakefield Omaha Industrial MarketBeat Q3 2026
Interpretation and counterevidence. Sarpy West's +1,706,835 SF QTD demand includes a 1.4M-SF fully occupied data-center completion, so that headline cannot rank generic logistics there. Northwest has +465,918 SF QTD and 1.6% vacancy with 289,061 SF underway; South Central gives back 865,706 SF at 6.0% vacancy with no construction. Those operating differences support investigating actual W/D tenants in Northwest before an assumed South Central recovery at matched yields. The source's all-market QTD +1,502,678 SF becomes -185,589 SF excluding data centers; manufacturing is -876,402 SF while W/D adds 692,088 SF. District YTD sum 2,240,110 SF also fails to match 2,963,838 printed total. Product denominators, unidentified full polygons and source reconciliation keep ordinal ranks held. Source: Cushman & Wakefield Omaha Industrial MarketBeat Q3 2026
| Research lane | Reported evidence and interpretation | Condition that clears the hold |
|---|---|---|
| Council Bluffs | Q3 2026 source reports 3,613,629 SF inventory; 0.4% printed vacancy; 92,000 SF QTD and 92,000 SF YTD net absorption; 283,497 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Council Bluffs provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Downtown Council Bluffs | Q3 2026 source reports 3,836,856 SF inventory; 2.8% printed vacancy; 25,960 SF QTD and -24,120 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Downtown Council Bluffs provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| E Cass County | Q3 2026 source reports 468,945 SF inventory; 4.3% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full E Cass County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| E Mills County | Q3 2026 source reports 72,150 SF inventory; 0.0% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full E Mills County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| E Pottawattamie County | Q3 2026 source reports 1,781,801 SF inventory; 2.3% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full E Pottawattamie County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Harrison County | Q3 2026 source reports 364,938 SF inventory; 0.0% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Harrison County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Northeast Omaha | Q3 2026 source reports 11,666,756 SF inventory; 5.1% printed vacancy; 31,176 SF QTD and -471,367 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Northeast Omaha provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Northwest Omaha | Q3 2026 source reports 9,706,056 SF inventory; 1.6% printed vacancy; 465,918 SF QTD and 647,105 SF YTD net absorption; 289,061 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Northwest Omaha provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Sarpy East | Q3 2026 source reports 2,982,941 SF inventory; 14.1% printed vacancy; 5,875 SF QTD and 96,672 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Sarpy East provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Sarpy West | Q3 2026 source reports 31,227,868 SF inventory; 1.7% printed vacancy; 1,706,835 SF QTD and 2,615,251 SF YTD net absorption; 1,350,273 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Sarpy West provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Saunders County | Q3 2026 source reports 857,259 SF inventory; 8.0% printed vacancy; 0 SF QTD and -10,000 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Saunders County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| South Central Omaha | Q3 2026 source reports 22,635,921 SF inventory; 6.0% printed vacancy; -865,706 SF QTD and -736,653 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full South Central Omaha provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Southeast Omaha | Q3 2026 source reports 9,582,007 SF inventory; 5.0% printed vacancy; -9,750 SF QTD and 14,265 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Southeast Omaha provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Southwest Omaha | Q3 2026 source reports 9,682,921 SF inventory; 2.4% printed vacancy; 16,950 SF QTD and -30,075 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Southwest Omaha provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| W Cass County | Q3 2026 source reports 567,999 SF inventory; 8.6% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full W Cass County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| W Mills County | Q3 2026 source reports 764,633 SF inventory; 0.0% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full W Mills County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| W Pottawattamie County | Q3 2026 source reports 5,489,516 SF inventory; 0.8% printed vacancy; 33,420 SF QTD and 55,890 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full W Pottawattamie County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
| Washington County | Q3 2026 source reports 2,904,805 SF inventory; 1.4% printed vacancy; 0 SF QTD and -8,858 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Washington County provider boundary inside the strict MSA with state-qualified county segments, reconcile the 723,728-SF YTD gap and separate data centers from relevant tenant/product demand. Verify functionality, leases and cash yield before ranking. |
Every lane above carries the same specialist research posture: resolve the stated evidence and boundary hold before allocating capital. Complete provider containment and comparable district economics remain unverified. Entry price, achieved NOI, debt terms and fully funded capital costs remain unverified.
Office evidence and held comparisons
Reported facts and conflicts. All twelve provider districts and Omaha total are retained. District YTD absorption sums to 83,913 SF and matches p.1 but conflicts with p.2 146,689 SF; district YTD leasing sums to 591,667 SF versus printed 703,104 SF, an unexplained 111,437-SF gap; p.1 overall asking quote $29.44 conflicts with sidebar/table $26.68; p.1 all under-construction 137,345 SF conflicts with p.2 236,845 SF. These panels are kept as separate reported controls. P.2 excludes owner-occupied, government, medical and noncompetitive office; an outside headquarters project is not automatically competitive construction. FSG basis is explicit and payment interval unstated. N/A is missing. No provider map proves complete strict eight-county containment, so provider geographies stay CBSA-unbound. Class C/A/B Q3 absorption and suburban/CBD Class A rent cohorts are separate overlapping controls, never summed with district totals. Source: Cushman & Wakefield Omaha Office MarketBeat Q3 2026
Interpretation and counterevidence. Northwest Omaha has +67,433 SF QTD absorption and 13.4% vacancy, compared with Old Mill at -121,022 SF and 15.6%. This makes verified Northwest tenant retention a more useful research candidate than an unproven Old Mill recovery at comparable cash yields. Downtown's 6.7% vacancy still accompanies -3,231 SF QTD demand. Suburban West Dodge has +33,575 SF QTD and 236,845 SF table construction, while the narrative says all construction is 137,345 SF. District YTD absorption sums to 83,913 SF, agreeing with prose but not the 146,689 table total; YTD leasing sums to 591,667 versus 703,104 reported. The competitive survey excludes owner-occupied, government, medical and noncompetitive offices. These scope and control conflicts prevent a ranked broad office call. Source: Cushman & Wakefield Omaha Office MarketBeat Q3 2026
| Research lane | Reported evidence and interpretation | Condition that clears the hold |
|---|---|---|
| Central Dodge | Q3 2026 source reports 2,433,123 SF inventory; 26.3% printed vacancy; 15,066 SF QTD and 53,544 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Central Dodge provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Downtown Omaha | Q3 2026 source reports 6,060,934 SF inventory; 6.7% printed vacancy; -3,231 SF QTD and 1,515 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Downtown Omaha provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Midtown Omaha | Q3 2026 source reports 2,712,726 SF inventory; 11.0% printed vacancy; -76,895 SF QTD and -174,865 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Midtown Omaha provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Miracle Hills | Q3 2026 source reports 1,054,923 SF inventory; 11.3% printed vacancy; -5,685 SF QTD and 12,414 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Miracle Hills provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Northeast Omaha | Q3 2026 source reports 82,798 SF inventory; 52.7% printed vacancy; 2,320 SF QTD and 9,612 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Northeast Omaha provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Northwest Omaha | Q3 2026 source reports 1,984,344 SF inventory; 13.4% printed vacancy; 67,433 SF QTD and 226,698 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Northwest Omaha provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Old Mill | Q3 2026 source reports 1,197,669 SF inventory; 15.6% printed vacancy; -121,022 SF QTD and -179,467 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Old Mill provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Regency | Q3 2026 source reports 930,155 SF inventory; 9.2% printed vacancy; 1,798 SF QTD and -8,980 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Regency provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| South Central | Q3 2026 source reports 1,373,420 SF inventory; 10.5% printed vacancy; 16,065 SF QTD and 12,588 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full South Central provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Southeast Omaha | Q3 2026 source reports 717,330 SF inventory; 9.3% printed vacancy; 7,232 SF QTD and 24,298 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Southeast Omaha provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Southwest Omaha | Q3 2026 source reports 3,101,335 SF inventory; 11.4% printed vacancy; -24,023 SF QTD and 28,186 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Southwest Omaha provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
| Suburban West Dodge | Q3 2026 source reports 4,044,946 SF inventory; 13.5% printed vacancy; 33,575 SF QTD and 78,370 SF YTD net absorption; 236,845 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Suburban West Dodge provider boundary inside the strict MSA and reconcile YTD absorption, leasing, construction and rent-panel conflicts. Obtain matched competitive tenant retention, TI/LC, capital work and property cash yield before ranking. |
Every lane above carries the same specialist research posture: resolve the stated evidence and boundary hold before allocating capital. Complete provider containment and comparable district economics remain unverified. Entry price, achieved NOI, debt terms and fully funded capital costs remain unverified.
Retail evidence and held comparisons
Reported facts and conflicts. All twenty-two provider districts, Omaha total and all six product vacancy controls are retained. This detailed C&W source is Q4 2025 despite 2026 copyright and October retrieval. NNN annual $PSF/Year is explicit. Source product vacancy rates are within-product rates, unlike the Tucson available-space shares. E/W county segments and directional districts have no supplied complete boundary map or exact Census equivalence; all provider geographies stay CBSA-unbound, with no Dodge inclusion. Three fully leased build-to-suit quarterly deliveries differ from current construction stock. A repeated Maple 180 project example is not counted twice. Current other-broker retail snippets are not a replacement district grid; provider inventory, availability and vacancy universes differ. Source: Cushman & Wakefield Omaha Retail MarketBeat Q4 2025
Interpretation and counterevidence. Sarpy West has 0.8% printed vacancy, +1,333 SF QTD demand and 14,418 SF construction; Southwest Omaha instead has 6.1%, +11,195 SF and 215,879 SF construction. Tighter Sarpy West vacancy therefore needs to be weighed against very different depth, tenant and pipeline exposure at comparable verified yields. Downtown Omaha reports 8.1% vacancy and -5,655 SF QTD; Northeast is 3.7% and -17,807 SF. Mall vacancy 14.2% is above general retail 2.4%, but these are product cohorts rather than matched district investment results. The entire C&W grid is Q4 2025; source age and unverified complete district/county-segment boundaries block a current rank, including a preference inferred from a lower annual asking quote. Source: Cushman & Wakefield Omaha Retail MarketBeat Q4 2025
| Research lane | Reported evidence and interpretation | Condition that clears the hold |
|---|---|---|
| Central Omaha | Q4 2025 source reports 7,308,283 SF inventory; 3.9% printed vacancy; 41,685 SF QTD and 3,888 SF YTD net absorption; 6,775 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Central Omaha provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Council Bluffs | Q4 2025 source reports 5,956,501 SF inventory; 6.1% printed vacancy; 25,650 SF QTD and 22,850 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Council Bluffs provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Downtown Council Bluffs | Q4 2025 source reports 1,889,423 SF inventory; 4.4% printed vacancy; 10,440 SF QTD and 4,448 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Downtown Council Bluffs provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Downtown Omaha | Q4 2025 source reports 1,844,660 SF inventory; 8.1% printed vacancy; -5,655 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Downtown Omaha provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| E Cass County | Q4 2025 source reports 847,451 SF inventory; 4.2% printed vacancy; -8,054 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full E Cass County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| E Mills County | Q4 2025 source reports 139,707 SF inventory; 0.0% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full E Mills County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| E Pottawattamie County | Q4 2025 source reports 486,703 SF inventory; 0.0% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full E Pottawattamie County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Harrison County | Q4 2025 source reports 663,342 SF inventory; 0.0% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Harrison County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| North Central Omaha | Q4 2025 source reports 3,430,395 SF inventory; 7.2% printed vacancy; 1,727 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full North Central Omaha provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Northeast Omaha | Q4 2025 source reports 3,300,665 SF inventory; 3.7% printed vacancy; -17,807 SF QTD and -1,125 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Northeast Omaha provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Northwest Omaha | Q4 2025 source reports 5,097,737 SF inventory; 3.1% printed vacancy; -995 SF QTD and 815 SF YTD net absorption; 234,032 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Northwest Omaha provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Sarpy East | Q4 2025 source reports 7,177,515 SF inventory; 4.1% printed vacancy; 38,221 SF QTD and -4,841 SF YTD net absorption; 18,706 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Sarpy East provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Sarpy West | Q4 2025 source reports 1,287,631 SF inventory; 0.8% printed vacancy; 1,333 SF QTD and 1,638 SF YTD net absorption; 14,418 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Sarpy West provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Saunders County | Q4 2025 source reports 962,344 SF inventory; 0.3% printed vacancy; 10,525 SF QTD and -2,551 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Saunders County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| South Central Omaha | Q4 2025 source reports 2,070,548 SF inventory; 3.6% printed vacancy; -2,983 SF QTD and -911 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full South Central Omaha provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Southeast Omaha | Q4 2025 source reports 3,634,034 SF inventory; 0.6% printed vacancy; 16,320 SF QTD and 2,072 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Southeast Omaha provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Southwest Omaha | Q4 2025 source reports 13,068,231 SF inventory; 6.1% printed vacancy; 11,195 SF QTD and -11,692 SF YTD net absorption; 215,879 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Southwest Omaha provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| W Cass County | Q4 2025 source reports 382,266 SF inventory; 0.0% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full W Cass County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| W Mills County | Q4 2025 source reports 533,454 SF inventory; 0.2% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full W Mills County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| W Pottawattamie County | Q4 2025 source reports 239,621 SF inventory; 0.0% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full W Pottawattamie County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| Washington County | Q4 2025 source reports 1,038,053 SF inventory; 0.8% printed vacancy; 0 SF QTD and 0 SF YTD net absorption; 0 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full Washington County provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
| West Dodge Corridor | Q4 2025 source reports 3,869,244 SF inventory; 4.5% printed vacancy; 6,999 SF QTD and 2,326 SF YTD net absorption; 8,000 SF underway. These reported cells alone do not establish ordinal current-income superiority. | Establish the full West Dodge Corridor provider boundary inside the strict MSA and obtain a current matched district grid that updates Q4 2025. Verify tenant sales, rollover, construction deliveries, collections and reserve-adjusted property yield before ranking. |
Every lane above carries the same specialist research posture: resolve the stated evidence and boundary hold before allocating capital. Complete provider containment and comparable district economics remain unverified. Entry price, achieved NOI, debt terms and fully funded capital costs remain unverified.
Sources
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Source: Federal Reserve FOMC Statement September 16 2026
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Source: U.S. Treasury Daily Par Yield Curve September 2026
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Source: Omaha-Council Bluffs DFW-Parity Public Source Stack 2026 - reviewed public source stack for the Omaha-Council Bluffs branch, including official boundary support, NAI NP Dodge Q4 2025 office / retail / industrial fundamentals, Cushman & Wakefield MarketBeat cross-checks, Eppley / Visit Omaha airport and hospitality context, Greater Omaha Chamber economic-development context, and City of Omaha / MAPA project context.
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Source: US Census ACS Omaha-Council Bluffs Demographic Backfill 2026 - reviewed ACS 2024 1-year and Census PEP support for official CBSA
36540, including population, median household income, median gross rent, tenure, education, poverty, and July 1, 2025 population-estimate context. -
Source: CBRE Omaha Industrial Figures Q1 2026 - official public CBRE Q1 2026 figure page with applied observations for absorption, vacancy, availability, rent, construction, and completions.
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Source: CBRE Omaha Multifamily Figures Q1 2026 - official public CBRE Q1 2026 figure page with applied observations for vacancy, rent levels and movement, delivery absence, under-construction pipeline, and submarket / age-cohort rent splits.
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Source: Cushman & Wakefield Omaha Multifamily MarketBeat Q1 2026
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Source: Census Vintage 2025 MSAs 51–60 Population and County Roster
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Source: Cushman & Wakefield Omaha Industrial MarketBeat Q3 2026
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Source: Cushman & Wakefield Omaha Office MarketBeat Q3 2026
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Source: Cushman & Wakefield Omaha Retail MarketBeat Q4 2025