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Property profile & analytics
OFF-MARKET
Estimated value
$6,995,000
Flex space
7455 Empire Dr Florence, KY 41042-2923
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US34-0529376
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1985
Total area
174,970 SF
Lot
22.21 ac (967,511 SF)
APN
073.00-00-032.01
UPID
US34-0529376
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
-
80 Acres Farms Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.00M
Owner & transaction history
Trellis Loop Florence I LLC · 4 yrs held
Trellis Loop Florence I LLC
since 2022
Last sale
$6.7M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$5.5M
+7.9%
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
$7,410,000
ML approach
$7,105,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,070,000
Current use
WAREHOUSE, STORAGE
$5,475,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$7.00M
Range $6.30M – $7.69M · ±10% · vs last sale $6.73M (Apr 20 2022)
Last sale anchor
$6.73M
Apr 20 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
$40 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$70,976
Tax year 2024
Assessed value
$6,730,000
Assessed 2024
Previous assessed
$6,730,000
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$2,000,000
Assessed improvement
$4,730,000
Land market value
$2,000,000
Improvement market value
$4,730,000
Total market value
$6,730,000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
NONE
Stories
1
Total area
174,970 SF
Lot
22.21 ac (967,511 SF)
APN
073.00-00-032.01
UPID
US34-0529376
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
INDUSTRIAL (GENERAL) Current
Est. value
$5.1M
WAREHOUSE, STORAGE
Est. value
$5.5M
INDUSTRIAL (GENERAL) 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
1985
Heating
NONE
Cooling
Yes
Stories
1
Lot
22.21 ac
Current owner
From public records · entity-resolved
Trellis Loop Florence I LLC
Entity
Mailing address
345 HIGH ST FL, HAMILTON, OH 45011-6071
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2022
$6,730,000
Trellis Loop Florence I LLC
Consolidated Graphics INC
Special Warranty Deed
—
Jul 28, 2021
—
Consolidated Graphics INC
—
Deed
related
$400,000,000 · Us Bank NA
Feb 21, 2019
—
The Hennegan Co
—
Deed
related
$110,000,000 · Bank Of America NA
Feb 5, 2007
$7,675,000
Consolidated Hennegan Co
The Hennegan Co
Special 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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