Two-Story Bar with 4COP
For Sale
$1,950,000
3045 N Federal Hwy 4, Fort Lauderdale, FL 33306
Two-story bar and lounge includes commercial kitchen, two full bars, and secure access points for each floor.
Property Size3,467 SF
Days on Market15
Property Features for 3045 N Federal Hwy 4
General Information
Standard status
Active
Size
3,467 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$14,472
Amenities
commercial kitchen
two full bars
private lounge
in-place security camera system
sound and stage
Building Details
Building Size
3,467 SF
Year Built
1958
Year Renovated
2025
Stories
2
Units
2
Listing Agency:
THE KEYES COMPANY
(323) 540-8339
Listed By:
Rudy Artavia · License #B26057109
(323) 540-8339
Source:
Elliman
Added: Jul 28
Changed: Aug 8
Last Checked: Aug 11 at 7:19AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of THE KEYES COMPANY
Investment Insights
Based on property information with market context.
3045 N Federal Highway #32 presents a two-story bar and lounge with a flexible interior layout for hosting. The space includes a commercial kitchen, two full bars, and a private lounge upstairs. Downstairs, there is a sound and stage area, while secure access points separate each floor. Ceiling heights accommodate merchandising and branding, and the property includes a security camera system. Renovated in 2025, the sale includes the property, contents, and a valuable 4COP alcohol license.
The property sits at the intersection frontage on North Federal Highway near E Oakland Park Boulevard, providing prominent exposure along one of the area’s primary commercial corridors. The remarks indicate visibility to over 82,000 vehicles passing by each day.
With storefront presence and noted signage opportunities, this turnkey setup is designed to support a bar-and-lounge concept from day one.
The property sits at the intersection frontage on North Federal Highway near E Oakland Park Boulevard, providing prominent exposure along one of the area’s primary commercial corridors. The remarks indicate visibility to over 82,000 vehicles passing by each day.
With storefront presence and noted signage opportunities, this turnkey setup is designed to support a bar-and-lounge concept from day one.
Key Highlights
- Two‑story bar and lounge with commercial kitchen, two full bars, and a private lounge space
- 4COP alcohol license included with the sale, plus property, contents, and 4COP license
- Prominent frontage on N Federal Highway with E Oakland Park Boulevard intersection exposure
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$69,795
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.58%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,395,900
$1.4M
Cap Rate 7%
$997,071
$997.1K
Cap Rate 9%
$775,500
$775.5K
Market Conditions
NOI Build-Up for 3,467 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$99.8K $28.80/SF
− Vacancy
−$6.8K −$1.96/SF
EGI
$93.1K $26.84/SF
− OpEx
−$23.3K −$6.71/SF
NOI
$69.8K $20.13/SF
Area
Fort Lauderdale, FL
Vacancy
6.80%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,395,900
Cap Rate 7%
$997,071
Cap Rate 9%
$775,500
Alternative Uses
Best Use
Specialty Retail
$997.1K
$872.4K – $1.16M
NOI $69,795 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.33M
$2.04M – $2.72M
NOI $163,088 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,153
Businesses Nearby
371k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 33%
Dining 32%
Groceries 17%
Leisure 8%
Target
Superstores
124,273 visits/mo
0.2 miles
Publix
Groceries
47,167 visits/mo
0.3 miles
Chick-fil-A
Dining
44,956 visits/mo
0.3 miles
AMC Dine-In Coral Ridge 10
Leisure
30,446 visits/mo
0.3 miles
Pollo Tropical
Dining
19,290 visits/mo
0.3 miles
Demographics for 33306, FL
3,526
Population
2,109
Households
1.7
Avg Household Size
53
Median Age
44%
College-Educated
96%
High-School Grad
0.9 sq mi
ZIP Area
3,918
Density / Sq Mi
$82,375
Median Household Income
$77,118
Median Earnings
$1,369
Median Rent
$469,800
Median Home Value
Market
Vacancy Rate% for Retail in Fort Lauderdale, FL
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Two-story bar and lounge includes commercial kitchen, two full bars, and secure access points for each floor.
Where is this bar & pub located?
The property is located at 3045 N Federal Hwy 4 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Two‑story bar and lounge with commercial kitchen, two full bars, and a private lounge space; 4COP alcohol license included with the sale, plus property, contents, and 4COP license; Prominent frontage on N Federal Highway with E Oakland Park Boulevard intersection exposure
