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    Property profile & analytics

    7928 Dream St Florence, KY 41042-1802

    • Hotels
    • 27,800 SF
    • 2.49 lot acres
    OFF-MARKET
    Last Sale
    Apr 28, 2025
    $2,410,000
    Value Estimations
    $2,505,000
    Show details
    Cap Rate Potential
    6.7%
    Hotels
    Location Intelligence
    Property ID
    US34-0442888
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Rodeway Inn Florence - Cincinnati South / Hotel & Motel
    • Cardtronics ATM / Atm

    Property Details for 7928 Dream St

    Year built
    1985
    Lot size
    2.49 lot acres
    Property size
    27,800 SF
    Property type
    Hotels
    Property subtype
    Motels
    APN
    073.00-00-003.11
    APU
    73000000311

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,585,000
      ML approach
      $2,425,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,905,000
      6.5%
      $2,680,000
      7%
      $2,490,000

    • Alternative Use

      Use
      Estimation
      RESTAURANT
      $4,120,000
      OFFICE BUILDING
      $3,590,000
      MEDICAL BUILDING
      $3,180,000
      AUTO REPAIR, GARAGE
      $2,875,000
      RETAIL STORES
      $2,535,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Florence
    County
    Boone
    State
    Kentucky
    Longitude
    -84.6408
    Latitude
    38.9898
    CBSA code
    17140
    CBSA name
    CINCINNATI-MIDDLETOWN, OH-KY-IN METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $18,699
    $400,000
    $1,575,000
    $1,975,000
    -
    $400,000
    $1,575,000
    $1,975,000

    Comparable in this City

    • Value Estimation
      $1,920,000
      70,936 SF

      7492 Turfway Rd

      HOTEL/MOTEL • 70,936 SF
      7492 Turfway Rd, Florence, KY 41042-1376
      View Details
    • Value Estimation
      $960,000
      34,720 SF

      8075 Steilen Dr

      HOTEL/MOTEL • 34,720 SF
      8075 Steilen Dr, Florence, KY 41042-9641
      View Details
    • Value Estimation
      $610,000
      1.63 Acres

      200 Meijer Dr

      HOTEL/MOTEL • 1.63 Acres
      200 Meijer Dr, Florence, KY 41042-4857
      View Details
    • Value Estimation
      $1,000,000
      35,928 SF

      7490 Woodspoint Dr

      HOTEL/MOTEL • 35,928 SF
      7490 Woodspoint Dr, Florence, KY 41042-1545
      View Details
    • Value Estimation
      $645,000
      27,888 SF

      7821 Commerce Dr

      HOTEL/MOTEL • 27,888 SF
      7821 Commerce Dr, Florence, KY 41042-1569
      View Details
    • Value Estimation
      $945,000
      2.15 Acres

      1055 Vandercar Way

      HOTEL/MOTEL • 2.15 Acres
      1055 Vandercar Way, Florence, KY 41042-1573
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      329,000 SF

      Florence Industrial Property with Cranes

      Crane-served industrial property with easy interstate access.
      7100 Industrial Rd, Florence, KY 41042
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      Amazon Distribution Facility For Sale

      Modern distribution center leased to Amazon in logistics hub.
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    • $670,000
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      Land in Prime Florence Location

      2.58 acres of commercially zoned land in Florence, Kentucky.
      Hopeful Church Rd, Florence, KY 41042
      View Details
    • $720,000
      0.45 Acres

      Florence Office Building - High ROI

      Prime location, high traffic, immediate income.
      7211 Us 42, Florence, KY 41042
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      1.00 Acre

      Florence KY Commercial Land

      Prime US-42 Commercial Parcels
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      9,590 SF

      Florence Retail Storefront - 9,590 SF

      Prime NKY Retail Space, High Visibility
      55 Spiral Dr, Florence, KY 41042
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    Similar Nearby for Lease

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      62,097 SF

      Big Box Retail Space, Florence, KY

      62,097 SF former grocery, high-traffic location.
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      View Details
    • $11 SF/Yr
      15,702 SF

      Florence Retail Space - High Visibility

      Prime retail space in booming Florence, KY. Excellent visibility & location.
      55 Spiral Dr, Florence, KY 41042
      View Details
    • Contact for pricing
      12,000 SF

      Custom Medical Office Building

      Prime location, flexible suites, 3,000-12,000 SF
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      View Details
    • $11 SF/Yr
      52,349 SF

      Florence Executive Center: Premier Office Space

      Class A Office Suites, Flexible Sizes, Prime Location
      600 Meijer Dr, Florence, KY 41042
      View Details
    • Contact for pricing
      92,614 SF

      Village at the Mall Retail Space

      Prime Florence, KY retail space available.
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      View Details
    • $1,500 /Mo
      82,764 SF

      Renovated Office Suites in Florence

      Small office suites available for rent with utilities included.
      7505 Sussex Dr, Florence, KY 41042
      View Details

    Property Visit Statistics

    • Visits by month
      1.5k
    • Visitors by month
      630
    • Avg Time on site
      392 min
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    7928 Dream St
    Florence, KY 41042-1802
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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