Building Details

Floors in Building 3

Listing Agency: Christiansen Commercial Show Phone

Listed By: Eugenio R Lopez Matos Show Phone

Added: Sep 1 Changed: Sep 4 Last Checked: Sep 5 at 7:06PM

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MLS# PRF53300

Copyright © 2026 Amplia MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This remodeled historic property in Ponce offers over 12,500 square feet arranged as 10 finished guest units, each with a private bathroom. The improvements restore the original architecture and include three ground-floor bedrooms, four on the first floor, two on the second floor, and a separate honeymoon villa. Five additional units remain in shell condition for completion. Custom furniture, construction equipment, and materials are included, along with extensive landscaping featuring over 300 planted trees.

Zoned Commercial Touristic EH-1 & CT, the property carries a Puerto Rico Tourism Company Act 60 preliminary decree covering operation as a guesthouse, with the possibility of amendment for hotel use. The source information also identifies hospitality, destination tourism, restaurant, wedding and special-event, wellness, care-center, and residential applications. Access is provided by PR-123 in the Magueyes Ward of Ponce, approximately 7.7 km or a fifteen-minute drive from the Plaza de Ponce core via PR-123 and Calle Victoria.

Key Highlights

• Over 12,500 sq. ft. of remodeled historic property in Ponce
• 10 finished guest units with 10 bedrooms and 10 bathrooms
• Five additional units are in shell condition for completion

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

$99,693

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

3.32%

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%

$1,993,860 $2.0M

Cap Rate 7%

$1,424,186 $1.4M

Cap Rate 9%

$1,107,700 $1.1M

Market Conditions

NOI Build-Up for 12,500 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

$247.5K $19.80/SF

− Vacancy

−$37.6K −$3.01/SF

EGI

$209.9K $16.79/SF

− OpEx

−$110.2K −$8.81/SF

NOI

$99.7K $7.98/SF

Area

Ponce, PR

Vacancy

15.20%

Lease Rate

$19.80 /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%

$1,993,860

Cap Rate 7%

$1,424,186

Cap Rate 9%

$1,107,700

Alternative Uses

Best Use

Hotel Hospitality

$1.42M

$1.25M – $1.66M (±1% cap)

NOI $99,693 @ 7.0% cap · market cap 3.32%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.03M

$1.78M – $2.37M (±1% cap)

NOI $142,332 @ 7.0% cap · market cap 4.74%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Hotels

Lease Details

Yes

Paved road access

Location Intelligence

Demographics for 00728, PR

36,675

Population

15,813

Households

2.3

Avg Household Size

44

Median Age

28%

College-Educated

81%

High-School Grad

15.4 sq mi

ZIP Area

2,381

Density / Sq Mi

$20,351

Median Household Income

$19,570

Median Earnings

$517

Median Rent

$108,500

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this hotels located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Hotel - Historic commercial tourism property with guest accommodations, event potential, and access via PR-123.

Where is this hotel located?

The property is located at SR-123 Magueyes La Gran Hacienda Hotel @ Ponce Ponce, PR.

What is the asking price?

The asking price for this property is $3,000,000.

What are key features of this property?

This property features: Over 12,500 sq. ft. of remodeled historic property in Ponce; 10 finished guest units with 10 bedrooms and 10 bathrooms; Five additional units are in shell condition for completion