LAS OLAS RIVER HOUSE - WEEKLY INVESTOR REPORT
LAS OLAS RIVER HOUSE - WEEKLY INVESTOR REPORT
September 28, 2026 | 333 Las Olas Way
CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj
🎯 RIVER HOUSE SMART MONEY BUY LIST™
|
UNIT |
ASK |
BUY ZONE |
TARGET $/SF |
WALK-AWAY |
|
405 |
$599K |
$550–565K |
$494–508 |
$575K |
|
304 |
$659K |
$600–620K |
$539–557 |
$630K |
|
1208 |
$699K |
$635–655K |
$547–564 |
$665K |
|
2604 |
$1.395M |
$1.30–1.35M |
$611–634 |
$1.375M |
|
4206 |
$5.80M |
$5.0–5.25M |
$600–630 |
$5.40M |
🍸 LAS OLAS CATALYST WATCH
Caviar Club — Luxury dining + cocktails
Sweetwaters at Huizenga Park — Waterfront dining
Amal — Upscale Lebanese dining
Las Olas Autumn Festival — October 3
Las Olas Art Fair — October 17–18
🏆 SMART MONEY SCOREBOARD
TOP 5 INVESTMENTS
🥇 #405 — THE BASIS INVESTMENT
2 BR | 2.5 BA | 1,113 SF | ASK $599K | $538/SF
SMART MONEY: $550–565K | $494–508/SF
- Views + Size: River/city exposure | 1,113 SF
- Why Smart Money Buys: Buy River House around $500/SF with renovation upside.
INVESTMENT THESIS: BUY THE BUILDING CHEAP.
🥈 #304 — THE VALUE INVESTMENT
2 BR | 2.5 BA | 1,113 SF | ASK $659K | $592/SF
SMART MONEY: $600–620K | $539–557/SF
- Views + Size: River/city exposure | 1,113 SF
- Why Smart Money Buys: Target the mid-$500s/SF instead of paying somebody else’s renovation premium.
INVESTMENT THESIS: BUY BELOW THE BUILDING.
🥉 #1208 — THE NEGOTIATION INVESTMENT
2 BR | 2 BA | 1,161 SF | ASK $699K | $602/SF
SMART MONEY: $635–655K | $547–564/SF
- Views + Size: Higher-floor water/city exposure | 1,161 SF
- Why Smart Money Buys: Use market time and reductions to push the basis toward the mid-$500s/SF.
INVESTMENT THESIS: LET TIME CREATE THE DISCOUNT.
#4 — #2604 — THE VALUE-ADD INVESTMENT
2 BR + DEN | 2.5 BA | 2,129 SF | ASK $1.395M | $655/SF
SMART MONEY: $1.30–1.35M | $611–634/SF
- Views + Size: South-facing New River views | 2,129 SF
- Why Smart Money Buys: 04 stack + large footprint + southern exposure creates a strong renovation opportunity.
INVESTMENT THESIS: BUY THE VIEW. CREATE THE INTERIOR.
#5 — #4206 — THE SCARCITY INVESTMENT
TROPHY RESIDENCE | 8,329 SF | ASK $5.80M | $696/SF
SMART MONEY: $5.0–5.25M | $600–630/SF
- Views + Size: Panoramic river + city + water exposure | 8,329 SF
- Why Smart Money Buys: Extraordinary scale is difficult to replicate—negotiate the trophy asset toward the low-$600s/SF.
INVESTMENT THESIS: BUY WHAT CAN’T BE REPLICATED.
THE BOARD
#405 BASIS • #304 VALUE • #1208 NEGOTIATION • #2604 VALUE-ADD • #4206 SCARCITY
🔑 RENTAL MARKET PULSE
ACTIVE / PENDING / UNDER CONTRACT
|
UNIT |
SF |
ASKING RENT |
STATUS |
|
2807 |
2,726 |
$12,500 |
Under Contract |
|
1204 |
2,129 |
$10,000 |
Active |
|
3209 |
2,141 |
$9,750 |
Active |
|
1909 |
2,141 |
$8,750 |
Under Contract |
|
1502 |
1,522 |
$7,500 |
Pending |
|
2101 |
1,161 |
$6,500 |
Pending |
|
504 |
1,113 |
$3,800 |
Active w/ Contract |
RECENT CLOSED EXAMPLE
#2904 | 2,129 SF | $6,250/MONTH
🚀 TOP 3 RIVER HOUSE REPRICING CATALYSTS
1. NEW CONSTRUCTION RESETS LAS OLAS PRICING
ANDARÉ • VICEROY • OMBELLE
- Higher-priced new construction creates a new luxury $/SF benchmark.
- River House offers large waterfront residences at a lower basis.
2. THE $/SF SPREAD CREATES ALPHA
SAME BUILDING. DIFFERENT PRICES.
- River House has demonstrated a wide range of $/SF outcomes.
- Buy the right stack + view + floor before paying the renovation premium.
3. BIG WATERFRONT SPACE IS HARD TO REPLACE
2,000–3,000+ SF • NEW RIVER • LAS OLAS
- Large waterfront floor plans in downtown Las Olas are difficult to replicate.
- Buy the view + square footage, then renovate into the premium.
SMART MONEY TAKE
NEW CONSTRUCTION SETS THE PRICE.
RIVER HOUSE OFFERS THE VALUE.
📊 RIVER HOUSE INVESTMENT THESIS
19 SALES | ~$659/SF AVERAGE
PREMIUM PRICE DISCOVERY
#3503 — $1.60M | $856/SF
#2907 — $2.65M | $972/SF
SAME-SIZE DISLOCATION
|
UNIT |
SIZE |
SALE $/SF |
|
#2303 |
1,869 SF |
$502 |
|
#2506 |
1,869 SF |
$535 |
|
#3106 |
1,869 SF |
$776 |
|
#3503 |
1,869 SF |
$856 |
$354/SF SPREAD | ~71% LOW-TO-HIGH
SMART MONEY DOESN’T BUY THE BUILDING AVERAGE. IT LOOKS FOR THE UNIT THE AVERAGE MISPRICES.
🏆 RIVER HOUSE STACK INTELLIGENCE
🥇 09 / GRAMERCY — ~2,141 SF
- Views: River + skyline + dramatic evening exposure.
- Investment Edge: Strong views with substantial but manageable square footage.
🥈 HIGH-FLOOR 02 — 2,726 SF
- Views: New River + skyline + sunsets.
- Investment Edge: Large 3BR configuration with strong luxury-buyer appeal.
🥉 HIGH-FLOOR 03 — ~3,189 SF
- Views: Broad water exposure + southern light.
- Investment Edge: Estate-scale waterfront scarcity.
#4 — 04 / COLUMBUS — 2,129 SF
- Views: Southern exposure + New River.
- Investment Edge: Size + exposure + renovation potential.
#5 — MADISON / LARGE 3BR
- Views: Panoramic water + city exposure.
- Investment Edge: Large true 3BR configuration.
#6 — HIGH-FLOOR 06 — ~3,189 SF
- Views: Eastern exposure + morning sun.
- Investment Edge: Estate-scale living without the strongest western afternoon exposure.
#7 — 03 / LEXINGTON — 1,869 SF
- Views: Southern light + water.
- Investment Edge: Strong middle ground between entry units and estate-sized residences.
#8 — 05 — 2,129 SF
- Views: Eastern exposure + morning light.
- Investment Edge: Large footprint with an alternative exposure to the 04 stack.
#9 — MID-FLOOR 02 — 1,522 SF
- Views: River + city + sunsets.
- Investment Edge: Buy the orientation at a lower absolute acquisition price.
#10 — 01
- Views: Afternoon/evening exposure.
- Investment Edge: Lower-cost entry into River House.
STACK RULE
BUY THE VIEW FIRST.
You can renovate the kitchen. You can’t renovate the exposure.
🔑 WHY BUY WITH CRAIG?
- I LIVE RIVER HOUSE — Firsthand knowledge of the best stacks, views, floor plans and Las Olas lifestyle.
- 20+ YEARS ON WALL STREET — I analyze every purchase through valuation, risk, catalysts and exit strategy.
- FIND THE MISPRICING — Target seller motivation, price reductions and overlooked value.
- NEGOTIATE THE BASIS — Know the target price, $/SF and walk-away number before making the offer.
BUY THE RIGHT UNIT. AT THE RIGHT PRICE.
📱 WHY LIST WITH CRAIG?
- RIVER HOUSE RESIDENT — I LIVE HERE & LOVE THE LAS OLAS LIFESTYLE — Firsthand understanding of what makes River House and Las Olas special.
- STAND OUT. SELL FOR TOP DOLLAR. — Differentiate your River House residence from competing listings with 10M+ Instagram views in 2026, 1M+ monthly reach, strategic pricing and lifestyle-driven marketing designed to generate more attention, more buyers and more competition.
- 10M+ INSTAGRAM VIEWS IN 2026 — Proven ability to generate significant exposure.
- 1M+ MONTHLY REACH — Consistent visibility beyond traditional real estate marketing.
- 20+ YEARS WALL STREET INVESTMENT EXPERIENCE — Investor-focused approach to valuation, pricing and negotiation.
- GLOBAL LUXURY BUYER EXPOSURE — Showcase your residence to luxury buyers, investors and second-home buyers across the U.S. and internationally through powerful digital distribution.
- RESIDENT ADVANTAGE — Firsthand knowledge of River House stacks, views, floor plans and lifestyle.
- SELL THE LAS OLAS LIFESTYLE — New River, boating, restaurants, walkability, nightlife and downtown living.
- MORE EXPOSURE → MORE BUYERS → MORE COMPETITION — Designed to pursue stronger seller outcomes.
I LIVE RIVER HOUSE. I LOVE LAS OLAS.
CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj
Categories
Recent Posts
