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Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Hotels
7928 Dream St Florence, KY 41042-1802
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US34-0442888
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1985
Total area
27,800 SF
Lot
2.49 ac (108,464 SF)
APN
073.00-00-003.11
UPID
US34-0442888
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
-
Rodeway Inn Florence - Cincinnati South Hotel & Motel
-
Cardtronics ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.43M
CAP Approach
CAP
$2.68M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.51M
Owner & transaction history
Sunil Kapoor · 1 yrs held
Sunil Kapoor
since 2025
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+550.9%
Office building
$3.6M
+467.5%
Medical building
$3.2M
+402.8%
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 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
$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
Change: +551% · Conversion: Difficult
OFFICE BUILDING
$3,590,000
Change: +468% · Conversion: Difficult
MEDICAL BUILDING
$3,180,000
Change: +403% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,875,000
Change: +354% · Conversion: Difficult
RETAIL STORES
$2,535,000
Change: +301% · Conversion: Difficult
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10% · vs last sale $2.41M (Apr 28 2025)
Last sale anchor
$2.41M
Apr 28 2025
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
$90 / 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
$18,699
Tax year 2023
Assessed value
$1,975,000
Assessed 2023
Previous assessed
$1,975,000
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$400,000
Assessed improvement
$1,575,000
Land market value
$400,000
Improvement market value
$1,575,000
Total market value
$1,975,000
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
1985
Heating
NONE
Cooling
NONE
Stories
2
Total area
27,800 SF
Lot
2.49 ac (108,464 SF)
APN
073.00-00-003.11
UPID
US34-0442888
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
RESTAURANT
Est. value
$4.1M
OFFICE BUILDING
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.9M
RETAIL STORES
Est. value
$2.5M
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
Year built
1985
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.49 ac
Current owner
From public records · entity-resolved
Sunil Kapoor
Individual
Mailing address
7928 DREAM ST, FLORENCE, KY 41042-1802
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2025
—
Sunil Kapoor
Rity Kapoor
Deed
related
—
Sep 30, 2019
$385,000
Ritu Kapoor
James A Gallenstein Family LLC
Deed
$250,000 · M C Bank & Trust Co
Feb 1, 2019
—
Eshanya Hotels LLC
—
Deed
related
$1,887,891 · Security National Bank
Oct 6, 2016
$2,410,000
Eshanya Hotels LLC
Kiwi Hospitality Florence LLC
Deed
—
Oct 6, 2016
—
Eshanya Hotels LLC
—
Deed
related
$1,910,000 · Bankunited NA
Jul 9, 2015
$1,900,000
Kiwi Hospitality Florence LLC
Shivam Hospitality LLC
Special Warranty Deed
—
Aug 10, 2006
$2,737,500
Shivam Hospitality LLC
Florence Corp
Warranty Deed
$2,252,560 · Matrix Capital 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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