Bar With Upstairs
For Sale
$1,950,000
3045 North Federal Highway #32, Fort Lauderdale, FL 33306
Two-level bar space includes a 4COP alcohol license, stage, sound equipment, and separate secured access points.
Property Size3,467 SF
Days on Market49
Property Features for 3045 North Federal Highway #32
General Information
Standard status
Active
Size
3,467 SF
Property subtype
Retail - Street Retail
Additional Details
Floor
Ground,2
Liquor License
Yes
Amenities
sound system
stage
custom lounge
secure access points
Building Details
Building Size
3,467 SF
Year Built
1958
Year Renovated
2024
Units
2
Listing Agency:
The Keyes Company
(323) 540-8339
Listed By:
Rudy Artavia · License #B26057109
Source:
Commercialcafe
Added: Jul 13
Changed: Aug 29
Last Checked: Aug 30 at 12:54PM
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.
This Fort Lauderdale bar property at 3045 North Federal Highway #32 features a flexible two-level interior with a downstairs stage and sound setup, plus a custom lounge on the upper level. Separate secured access points serve each floor, while expansive storefront glazing and prominent frontage support branding and merchandising. A 4COP alcohol license is included with the property.
Built in 1958, the property sits along North Federal Highway near Galleria at Fort Lauderdale, George English Park, Kelly’s Irish Pub, and other dining establishments. Its position on a primary commercial corridor provides direct exposure to surrounding local activity and nearby commercial destinations.
Built in 1958, the property sits along North Federal Highway near Galleria at Fort Lauderdale, George English Park, Kelly’s Irish Pub, and other dining establishments. Its position on a primary commercial corridor provides direct exposure to surrounding local activity and nearby commercial destinations.
Key Highlights
- 4COP alcohol license included
- Two‑level layout with downstairs stage and sound setup
- Custom lounge located on the upper floor
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
Retail
$882.3K
$772.0K – $1.03M
NOI $61,758 @ 7.0% cap · market cap 3.17%
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
Yes
Liquor license
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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- Streeters Bar — 2675 N Federal Hwy, Fort Lauderdale, FL 33306
- Lee's Lounge & Deli — 2330 NE 26th St, Fort Lauderdale, FL 33306
Frequently Asked Questions
What type of property is this?
Bar & Pub - Two-level bar space includes a 4COP alcohol license, stage, sound equipment, and separate secured access points.
Where is this bar & pub located?
The property is located at 3045 North Federal Highway #32 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: 4COP alcohol license included; Two‑level layout with downstairs stage and sound setup; Custom lounge located on the upper floor
