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    7402 Shenandoah Dr Florence, KY 41042

    View on Map
    Sponsored
    For Sale
    $1,150,000

    MULTI_FAMILY - Florence, KY

    Type:Apartment
    Property size:
    7,928 SF
    Lot size:
    1.35 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 14 at 1:06 am

    Property Features for 7402 Shenandoah Dr

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Apartment
    Standard status
    Active
    Window features
    Insulated Windows, Vinyl Frames
    Rooms
    Bedroom 11, Bedroom 10, Bathroom 9, Bedroom 7, Bathroom 12, Bedroom 5, Bathroom 10, Bedroom 12, Bathroom 5, Bedroom 15, Bathroom 8, Bedroom 4, Bathroom 1, Bedroom 1, Bedroom 14, Bathroom 3, Bathroom 7, Bedroom 3, Bedroom 16, Bedroom 8, Bedroom 18, Bathroom 13, Bedroom 6, Bedroom 17, Bathroom 6, Bedroom 2, Bedroom 9, Bathroom 2, Bathroom 14, Bedroom 13, Bathroom 11, Bathroom 4
    Bedrooms
    18
    Bathrooms
    11
    APN
    061.09-28-001.00
    Parking features
    Parking Lot, Off Street
    Patio and Porch features
    Porch, Patio
    Interior features
    Storage, Eat-in Kitchen
    Appliances
    Electric Range, Dishwasher, Refrigerator
    Size
    7,928 SF
    Lot size
    1.35 Acres

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1970
    Floors in Building
    2
    Number of units
    8
    Building materials
    Brick, Vinyl Siding
    Roof type
    Shingle
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Amy Zimmerman
    Amy Zimmerman

    Century 21 Brooks Wells Ent. (606) 329-8000

    Listing agent Amy Zimmerman (859) 466-0140 License #196129

    Listing date Mar 13, 2026

    MLS# 637664 Listing URL

    Copyright © 2026 Northern Kentucky MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Florence Multifamily Investment Opportunity

    Located in Florence, Kentucky, this multifamily property features eight townhome units situated at 7402-7416 Shenandoah Dr. The property, with a solid rental history, presents an investor opportunity. The units include a mix of one- to four-bedroom layouts. Each unit has private patios and washer/dryer hookups. Tenants are responsible for all utilities, while the landlord covers storm water and trash pick up. The property is conveniently located near schools, shopping, and major highways. The property contains 7,928 square feet and sits on a 1.35-acre lot. All but one unit are occupied, mostly with month-to-month leases, offering the option to adjust rents to market rates.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Florence
    County
    Boone
    State
    Kentucky
    Longitude
    -84.622237
    Latitude
    38.996568

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    FAQs

    What type of property is this?
    Apartment building - Eight townhome units with rental history in Florence, Kentucky.
    Where is this apartment building located?
    The property is located at 7402 Shenandoah Dr Florence, KY.
    What is the asking price?
    The asking price for this property is $1,150,000.
    What are key features of this property?
    This property features: - Solid rental history with mostly occupied units provides immediate income.; - Opportunity to increase rents to market rates due to month-to-month leases.; - Eight townhome units offer a significant investment opportunity.
    (859) 466-0140
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    7402 Shenandoah Dr Florence, KY 41042
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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
    7402 Shenandoah Dr Florence, KY 41042
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    We can help!
    Listing Contact
    Amy Zimmerman
    Amy Zimmerman
    Real Estate License ID: 196129
    (859) 466-0140
    Learn more
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