Leasing on the West Dodge Corridor: What to Ask First

If you have started looking for office space in West Omaha, you have probably noticed that the search keeps landing on the same stretch of road. West Dodge Road, from roughly I-680 out past 180th Street, is where a large share of the metro's suburban office space sits. This guide covers what a small business should know before touring a suite on the corridor.

Who Leases on West Dodge

The corridor's tenant mix is heavy on professional services: law firms, accounting and wealth-management practices, engineering firms, insurance agencies, medical and dental offices, and regional headquarters for companies whose customers live in the western suburbs. The reasons are practical. Clients can park at the door instead of in a garage downtown. Employees who live in Elkhorn, Gretna, or Bennington have a short commute. And the elevated West Dodge Expressway carries through traffic past the busiest intersections, so getting to the building is faster than the traffic counts suggest.

What "Class A" Means Here

Brokers sort office buildings into Class A, B, and C. On West Dodge, Class A generally means a building that is newer or fully renovated, with a finished lobby, structured cabling, modern HVAC, and amenities such as covered parking, a shared conference facility, or a fitness room. Class B buildings are older and plainer but often perfectly serviceable. Class C is the rest.

The label matters less than the specifics. When you tour, ask what the building actually provides: the age of the mechanical systems, whether parking is covered, who handles snow removal, and how after-hours access works. Two Class A buildings a mile apart can differ a great deal on those details.

How to Compare Suites

Most listings quote a square footage and a rate. Three questions turn those numbers into something you can compare.

• Is the rate full-service or NNN? A full-service rate includes taxes, insurance, common-area maintenance, and usually janitorial and utilities. An NNN rate does not, and you pay those costs on top. Ask for the operating-expense estimate so you can compare total occupancy cost.
• Is the square footage usable or rentable? Rentable square feet include your share of hallways and lobbies. Two suites with the same rentable number can have different usable floor area.
• What is included in the build-out? Some landlords deliver a finished suite. Others offer an allowance toward construction. Understand which one you are getting before you compare rates.

Where We Fit

NRS Properties owns and manages Millennium Plaza, a three-story Class A building at 15858 W. Dodge Rd. near 158th Street, and the ownership office is on the third floor. Current suite sizes, amenities, and lease terms are on the commercial page, and the building's own site, Millennium Omaha, has the floor plans.

If our building is the right size, get in touch and we will walk you through a suite. If it is not, we are still happy to tell you what we know about the corridor.

NRS Properties

NRS Properties manages single-family homes and commercial space in the Omaha metro area. Whether you’re looking for a well-maintained rental home or commercial space on West Dodge Road, we’re here to help. Contact us to learn about available properties.