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Property profile & analytics
OFF-MARKET
Estimated value
$2,545,000
Retail space
370 Aristocrat Dr Florence, KY 41042-3280
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US34-0469338
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Total area
12,576 SF
Lot
3.41 ac (148,583 SF)
APN
074.00-06-007.01
UPID
US34-0469338
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Sunbelt Rentals General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.49M
CAP Approach
CAP
$2.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.55M
Owner & transaction history
Rivercity Ventures LLC · 1 yrs held
Rivercity Ventures LLC
since 2025
Last sale
$2.6M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+104.8%
Commercial (general)
$2.4M
+52.3%
Office building
$1.7M
+7.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Florence submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florence submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,760,000
ML approach
$2,485,000
CAP Approach
CAP Return
Estimation
6%
$2,530,000
6.5%
$2,335,000
7%
$2,170,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,545,000
Current use
RESTAURANT
$3,165,000
Change: +105% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,355,000
Change: +52% · Conversion: Easy
OFFICE BUILDING
$1,665,000
Change: +8% · Conversion: Easy
WAREHOUSE, STORAGE
$1,580,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$2.55M
Range $2.29M – $2.80M · ±10% · vs last sale $2.57M (Mar 17 2025)
Last sale anchor
$2.57M
Mar 17 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$202 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$14,994
Tax year 2023
Assessed value
$1,365,000
Assessed 2023
Previous assessed
$1,365,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$200,000
Assessed improvement
$1,165,000
Land market value
$200,000
Improvement market value
$1,165,000
Total market value
$1,365,000
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
NONE
Stories
1
Total area
12,576 SF
Lot
3.41 ac (148,583 SF)
APN
074.00-06-007.01
UPID
US34-0469338
Jurisdiction
BOONE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
RESTAURANT
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$2.4M
OFFICE BUILDING
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.6M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.41 ac
Current owner
From public records · entity-resolved
Rivercity Ventures LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1600 DOLWICK DR, ERLANGER, KY 41018-3588
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2025
$2,571,600
Rivercity Ventures LLC
J Sloan Company LLC
Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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