Fort Lauderdale Grand Hotel
For Sale
Contact for pricing
4900 Powerline Rd, Fort Lauderdale, FL 33309
196-room hotel on 4.25 acres with redevelopment potential.
Property Size104,880 SF
Lot Size4.25 Acres
Price / SF$123.95
Days on Market156
Property Features for 4900 Powerline Rd
General Information
Standard status
Active
Size
104,880 SF
Lot size
4.25 Acres
Property subtype
Hospitality, Retail
Zoning
B-2
Building Details
Year Built
1971
Year Renovated
2022
Buildings
2
Stories
5
Units
196
Listing Agency:
GREA
Listed By:
Saagar Patel · License #SL3442856
Source:
Crexi
Added: Mar 9
Changed: Aug 10
Last Checked: Aug 9 at 1:11PM
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 GREA
Investment Insights
Based on property information with market context.
The Grand Hotel is a 196-room hotel in Fort Lauderdale, Florida, constructed in 1971 and renovated in 1977 and 2022. The property is situated within a high-accessibility commercial corridor. In 2024, the asset generated a net operating income of $1,094,278. Operating as an independent hotel, it offers a value-add/repositioning opportunity. The asset requires capital improvements, allowing for a comprehensive renovation strategy, operational reset, and potential rebranding. This offering is suited for experienced hospitality investors or operators seeking a value-add opportunity within the South Florida market. Given the property’s vintage and independent operating model, investors have the opportunity to implement a comprehensive renovation and repositioning program, including full interior and exterior modernization, operational efficiencies and expense optimization, revenue management enhancements, rebranding or flag conversion, and amenity upgrades. The property's 4.25-acre site also presents a redevelopment opportunity under Florida’s Live Local Act, which permits qualifying projects to develop residential density by-right in commercially-zoned areas. At the statutory density of 65 units per acre, the site supports up to 276 residential units. The existing five-story structure is suited for conversion to approximately 118 residential units, leveraging the existing footprint. The site’s surplus land supports approximately 158 additional units on a new structure utilizing the 185,405 SF lot and existing surface parking field.
Key Highlights
- Significant redevelopment potential with up to 276 residential units under Florida’s Live Local Act on this 4.25‑acre site.
- Attractive ~8% capitalization rate based on a 2024 net operating income of $1,094,278.
- Value‑add/repositioning opportunity through renovation and operational reset.
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
$1,016,586
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
7.82%
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%
$20,331,720
$20.3M
Cap Rate 7%
$14,522,657
$14.5M
Cap Rate 9%
$11,295,400
$11.3M
Market Conditions
NOI Build-Up for 104,880 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
$2.39M $22.80/SF
− Vacancy
−$251.1K −$2.39/SF
EGI
$2.14M $20.41/SF
− OpEx
−$1.12M −$10.71/SF
NOI
$1.02M $9.69/SF
Area
Fort Lauderdale, FL
Vacancy
10.50%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
52.50%
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%
$20,331,720
Cap Rate 7%
$14,522,657
Cap Rate 9%
$11,295,400
Alternative Uses
Best Use
Hotel Hospitality
$14.52M
$12.71M – $16.94M
NOI $1,016,586 @ 7.0% cap · market cap 7.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$70.48M
$61.67M – $82.23M
NOI $4,933,555 @ 7.0% cap · market cap 37.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,536
Businesses Nearby
Explore this area
Business Placement
Demographics for 33309, FL
37,642
Population
14,783
Households
2.5
Avg Household Size
39
Median Age
23%
College-Educated
85%
High-School Grad
9.7 sq mi
ZIP Area
3,881
Density / Sq Mi
$73,496
Median Household Income
$35,850
Median Earnings
$1,829
Median Rent
$309,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - 196-room hotel on 4.25 acres with redevelopment potential.
Where is this hotel located?
The property is located at 4900 Powerline Rd Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $13,000,000.
What are key features of this property?
This property features: Significant redevelopment potential with up to 276 residential units under Florida’s Live Local Act on this 4.25‑acre site.; Attractive ~8% capitalization rate based on a 2024 net operating income of $1,094,278.; Value‑add/repositioning opportunity through renovation and operational reset.
