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Property profile & analytics
OFF-MARKET
Estimated value
$1,060,000
Office Units
6555 Nicholas St, Florence, KY 41042-2184
Entity Owned
17-yr Hold
Free & Clear
Property ID
US34-0130562
Property summary
AI-generated overview
This property features two office suites, each with a private bathroom and an open floor concept. Located in Florence, KY, within Boone County, the property sits on a 1.85-acre lot and contains a building with 24,640 square feet of living area. Utilities, CAM, and expenses were historically included in the rate, with tenants typically responsible for their own internet service.
Property profile
Verified
Property type
Office Units
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1989
Total area
24,640 SF
Lot
1.85 ac (80,586 SF)
APN
072.13-04-026.03
UPID
US34-0130562
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
-
webuyanycar.com Car Dealership
-
American Home Tech Roofing Company General Contractor
-
Tate Training Center Gym & Fitness Center Sports Field & Court
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$903k
Blend (final)
Blend
$1.06M
Owner & transaction history
George Higdon Holdings LLC · 17 yrs held
George Higdon Holdings LLC
since 2009
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.06M
Range $954k – $1.17M · ±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
$43 / 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
$6,524
Tax year 2023
Assessed value
$660,000
Assessed 2023
Previous assessed
$660,000
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$155,000
Assessed improvement
$505,000
Land market value
$155,000
Improvement market value
$505,000
Total market value
$660,000
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
Office Units
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1989
Heating
NONE
Cooling
NONE
Stories
1
Total area
24,640 SF
Lot
1.85 ac (80,586 SF)
APN
072.13-04-026.03
UPID
US34-0130562
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
Building & site characteristics
From public records
Year built
1989
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.85 ac
Current owner
From public records · entity-resolved
George Higdon Holdings LLC
Entity
Free & Clear · 17 yrs held
Mailing address
8753 ROSEBROOK CT, FLORENCE, KY 41042-8264
Ownership since
2009
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
Jan 5, 2026
—
George Higdon Holdings LLC
—
Deed
related
$2,500,000 · Heritage Bank INC
Dec 30, 2024
—
George Higdon Holdings LLC
—
Deed
related
$1,500,000 · Heritage Bank INC
Jun 12, 2024
—
George Higdon Holdings LLC
—
Deed
related
$1,468,000 · Heritage Bank INC
Apr 10, 2009
—
George Higdon Holdings LLC
George F Higdon
Warranty 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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