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Property profile & analytics
OFF-MARKET
Estimated value
$1,160,000
Hotels
4880 Houston Rd Florence, KY 41042-1363
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US34-0652527
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1996
Construction
TYPE NOT SPECIFIED
Total area
45,240 SF
Lot
2.24 ac (97,574 SF)
APN
072.00-03-003.00
UPID
US34-0652527
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
-
Red Roof inn Hotel & Motel Bed & Breakfast
-
Newport Aquarium Resort
-
Ashley Quarters Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.16M
Owner & transaction history
Sue And Sons LLC · 7 yrs held
Sue And Sons LLC
since 2019
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.4M
+37.4%
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
by Request
ML approach
$1,090,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,030,000
Current use
WAREHOUSE, STORAGE
$1,415,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±10%
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
$26 / 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
$35,438
Tax year 2023
Assessed value
$3,750,000
Assessed 2023
Previous assessed
$3,750,000
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$600,000
Assessed improvement
$3,150,000
Land market value
$600,000
Improvement market value
$3,150,000
Total market value
$3,750,000
Applied tax rate
3.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1996
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
NONE
Stories
3
Total area
45,240 SF
Lot
2.24 ac (97,574 SF)
APN
072.00-03-003.00
UPID
US34-0652527
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
HOTEL/MOTEL Current
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$1.4M
HOTEL/MOTEL Current
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
1996
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
Yes
Stories
3
Lot
2.24 ac
Current owner
From public records · entity-resolved
Sue And Sons LLC
Entity
Mailing address
4880 HOUSTON RD, FLORENCE, KY 41042-1363
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2019
$4,350,000
Sue And Sons LLC
Ashley Quarters Lc
Warranty Deed
$2,250,000 · The Park National Bank
Mar 18, 2019
—
Sue And Sons LLC
—
Deed
related
$1,350,000 · The Park National Bank
Jul 12, 2016
—
Ashley Quarters Lc
—
Deed
related
$950,000 · Heritage Bank
Feb 14, 2012
—
Ashley Quarters LLC
Ashley Quarters Lc
Quit Claim Deed
related
—
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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