Seedy dive's opening next to a new hotel, unfortunately (4-2-4)
I believe the answer is:
down-at-heel
'seedy' is the definition.
(thesaurus)
'dive's opening next to a new hotel unfortunately' is the wordplay.
'opening' indicates taking the first letters.
'next to' is a charade indicator (letters next to each other).
'unfortunately' indicates an anagram.
The first letter of 'dives' is 'd'.
'a'+'new'+'hotel'='anewhotel'
'anewhotel' with letters rearranged gives 'ownatheel'.
'd'+'ownatheel'='DOWN-AT-HEEL'
(Other definitions for down-at-heel that I've seen before include "Looking shabby" , "In poor circumstances" , "Having a poor, shabby appearance" , "Generally shabby" .)