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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Office buildings
405 Garrard St, Covington, KY 41011-2511
Entity Owned
3-yr Hold
Free & Clear
Property ID
US34-0127901
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
5,698 SF
Lot
0.36 ac (15,700 SF)
APN
054-23-22-001.00
UPID
US34-0127901
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
-
Affordable Movers Moving Company
-
Ernst Cowork Coworking & Hybrid Office
-
Crawlspace Medic of Newport Hardware & Home Improvement Construction Company
-
Bressler & Co., PSC Financial Advisor
-
Auto CPA Group Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$806k
Blend (final)
Blend
$725k
Owner & transaction history
The Milburn Group LLC · 3 yrs held
The Milburn Group LLC
since 2022
Last sale
$750,000
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$750,000
+25.8%
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 Covington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Covington 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
$680,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$595,000
Current use
RESTAURANT
$750,000
Change: +26% · Conversion: Moderate
RETAIL STORES
$500,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$725k
Range $653k – $798k · ±10% · vs last sale $750k (Sep 23 2022)
Last sale anchor
$750k
Sep 23 2022
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
$127 / 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
$9,990
Tax year 2023
Assessed value
$750,000
Assessed 2023
Previous assessed
$650,000
+15.4% YoY
Effective rate
1.33%
On assessed value
Assessed land
$270,000
Assessed improvement
$480,000
Land market value
$270,000
Improvement market value
$480,000
Total market value
$750,000
Applied tax rate
1.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Heating
NONE
Total area
5,698 SF
Lot
0.36 ac (15,700 SF)
APN
054-23-22-001.00
UPID
US34-0127901
Jurisdiction
KENTON
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
OFFICE BUILDING Current
Est. value
$595,000
RESTAURANT
Est. value
$750,000
RETAIL STORES
Est. value
$500,000
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
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
Heating
NONE
Lot
0.36 ac
Current owner
From public records · entity-resolved
The Milburn Group LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3113 CAROL LEE DR, ERLANGER, KY 41018-2247
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2025
—
The Milburn Group LLC
—
Deed
related
$600,000 · Republic Bank & Trust Co
Mar 8, 2023
—
The Milburn Group LLC
—
Deed
related
$400,000 · Republic Bank & Trust Co
Sep 23, 2022
$750,000
The Milburn Group LLC
Phoenix Properties Of Northern Ky L
Warranty Deed
—
—
—
Phoenix Props Of Nthrn Kentucky L
—
Deed Of Trust
related
$600,000 · First Security Trust Bank
—
—
Phoenix Props Of Nthrn Kentucky L
—
Deed Of Trust
related
$50,000 · First Security Trust Bank
—
—
Phoenix Props Of Nthrn Ky LLC
—
Deed Of Trust
related
$646,000 · First Security Trust Bank
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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