Ground-Floor Restaurant in
For Sale
$400,000
790 E Broward Boulevard #118, Fort Lauderdale, FL 33301
Ground-floor hoagie and salad concept within a 25-story, 327-unit luxury high-rise.
Property Size1,450 SF
Days on Market38
Property Features for 790 E Broward Boulevard #118
General Information
Standard status
Active
Size
1,450 SF
Property subtype
Business Opportunity
Zoning
RAC-EMU
Additional Details
Business Included
Yes
Multifamily Units
327
Building Details
Building Size
1,450 SF
Year Built
2019
Stories
25
Listing Agency:
Flagler Duval
(954) 724-3972
Listed By:
George H Coloney · License #0696185
(954) 724-3972
Source:
Laerrealty
Added: Jul 6
Changed: Aug 8
Last Checked: Aug 12 at 3:34AM
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 Flagler Duval
Investment Insights
Based on property information with market context.
This for-sale restaurant opportunity operates on the ground floor of a 25-story luxury high-rise with 327 units above. The concept centers on gourmet hoagies, fresh gourmet salads, and world-class coffee, with operating hours extended until 3am on Friday and Saturday nights.
The space is positioned on a corner location at E Broward Boulevard and SE 8th Avenue, where traffic turns toward Las Olas Boulevard. The property is offered with seller financing up to 50% at 3% interest, along with up to six months of training and support to help with the transition.
The space is positioned on a corner location at E Broward Boulevard and SE 8th Avenue, where traffic turns toward Las Olas Boulevard. The property is offered with seller financing up to 50% at 3% interest, along with up to six months of training and support to help with the transition.
Key Highlights
- Ground‑floor hoagie and salad shop inside a 2019‑built, 25‑story luxury high‑rise with 327 units above
- Corner location on Broward Boulevard and SE 8th Avenue, with views toward Las Olas Boulevard foot traffic
- Menu features gourmet hoagies, fresh gourmet salads, and world‑class coffee
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
$29,190
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
7.30%
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%
$583,800
$583.8K
Cap Rate 7%
$417,000
$417.0K
Cap Rate 9%
$324,333
$324.3K
Market Conditions
NOI Build-Up for 1,450 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
$41.8K $28.80/SF
− Vacancy
−$2.8K −$1.96/SF
EGI
$38.9K $26.84/SF
− OpEx
−$9.7K −$6.71/SF
NOI
$29.2K $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%
$583,800
Cap Rate 7%
$417,000
Cap Rate 9%
$324,333
Alternative Uses
Best Use
Specialty Retail
$417.0K
$364.9K – $486.5K
NOI $29,190 @ 7.0% cap · market cap 7.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$974.4K
$852.6K – $1.14M
NOI $68,208 @ 7.0% cap · market cap 17.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
327
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
8,999
Businesses Nearby
103k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 33%
Dining 21%
Groceries 20%
Apparel 14%
The Fresh Market
Groceries
20,214 visits/mo
0.4 miles
7-Eleven
Shops & Services
15,810 visits/mo
0.3 miles
Gen Korean BBQ House
Dining
11,763 visits/mo
0.4 miles
lululemon athletica
Apparel
10,624 visits/mo
0.3 miles
Capital One Café
Dining
6,509 visits/mo
0.2 miles
Demographics for 33301, FL
19,109
Population
13,955
Households
1.4
Avg Household Size
42
Median Age
62%
College-Educated
96%
High-School Grad
2.5 sq mi
ZIP Area
7,644
Density / Sq Mi
$115,421
Median Household Income
$76,365
Median Earnings
$2,341
Median Rent
$751,600
Median Home Value
Market
Vacancy Rate% for Retail in Fort Lauderdale, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Ground-floor hoagie and salad concept within a 25-story, 327-unit luxury high-rise.
Where is this conventional restaurant located?
The property is located at 790 E Broward Boulevard #118 Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Ground‑floor hoagie and salad shop inside a 2019‑built, 25‑story luxury high‑rise with 327 units above; Corner location on Broward Boulevard and SE 8th Avenue, with views toward Las Olas Boulevard foot traffic; Menu features gourmet hoagies, fresh gourmet salads, and world‑class coffee
