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Financials

MB1080325
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Chachi's Next Door

2845 W TOWN CENTER CIR STE A, Kingwood, TX 77339 · TABC MB1080325

Mixed Beverage Kingwood Market Enriched 2026-07-12
$227,719 Annual gross (L12M) ▲ 7.9% latest MoM Click for monthly detail
$18,977 Avg monthly ▲ 39.6% latest vs avg Click for monthly detail
~22% Est. net margin (likely) $51,009/yr est. net Click for cost model
$128k–$179k Est. acquisition range 0.67× annual gross (blended) Click for valuation methods
Liquor sales only — total revenue is higher
Every dollar on this page comes from Mixed Beverage Gross Receipts filings — the alcohol portion of total sales. For a Adult Entertainment, liquor is typically only 80–95% of total business revenue. Liquor + cover; little food. Estimated total revenue (rough): $239,704 – $284,649/year. Treat the valuation below as a screening estimate based on the alcohol portion alone.
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Executive Summary

Click to expand full narrative

Chachi's Next Door is a mixed-beverage licensed establishment at 2845 W TOWN CENTER CIR STE A, Kingwood, Texas (TABC MB1080325). Over the most recent 12 months it reported $227,719 in gross alcohol sales, averaging $18,977/month with a best month of $26,490. Sales mix: ~70% liquor · 9% beer · 21% wine. The building at this address is owned by GEP XI TOWN CENTER LP (384,862 sqft, $76,356,368 assessed value per county records). Applying Texas bar cost benchmarks yields an estimated annual net of approximately $51,009 (~22% margin). Acquisition value is estimated at $128k–$179k across revenue-multiple, SDE-multiple, and cap-rate methods. All revenue figures are gross mixed-beverage receipts as filed with the Texas Comptroller; they exclude cash income such as cover charges, game machines, or merchandise.

Sales performance · last 12 months

Texas Comptroller mixed-beverage gross receipts actual

Annual gross
$227,719
Avg monthly
$18,977
Best month
$26,490
May 2026
Sales mix
70% Liq
9% Beer · 21% Wine

Property & occupancy

County public records + submarket comps

Building (landlord parcel)

Record ID1194900000001
Property owner (landlord)GEP XI TOWN CENTER LP
Total building SF whole parcel — Chachi's Next Door is in STE A384,862
Chachi's Next Door's footprint estimated — suite-level not on file 2,500 sf
Assessed value$76,356,368

Chachi's Next Door's share

Est. base rent ~$10/sqft/yr · 2,500 sqft · Class B $2,021/mo
NNN CAM / insurance$303/mo
NNN property tax$992/mo
Personal property tax est — no BPP record $100/mo
Total occupancy $3,416/mo

Occupancy analysis

All-in occupancy cost is 18.0% of gross revenue. Industry benchmark for healthy bars is 6–10%; 12–15% is typical for premium submarkets; above 18% is unsustainable without very strong margins elsewhere.

Profit scenarios

Texas bar cost model applied to $227,719 gross revenue estimated

Best Case
No kitchen, efficient staffing, favorable lease
~32%
Revenue$227,719
COGS (24%)−$54,653
Labor (14%)−$31,881
Occupancy−$36,890
TX MB gross tax (6.7%)−$15,257
Utilities / ins / mktg (8%)−$18,218
Card surcharge net+$2,505
Net profit $73,326
Most Likely
Typical bar, light food program, full two-shift staffing
~22%
Revenue$227,719
COGS (27%)−$61,484
Labor (17%)−$38,712
Occupancy−$40,989
TX MB gross tax (6.7%)−$15,257
Utilities / ins / mktg (10%)−$22,772
Card surcharge net+$2,505
Net profit $51,009
Stressed
Heavy food, larger crew, higher rent
~11%
Revenue$227,719
COGS (30%)−$68,316
Labor (22%)−$50,098
Occupancy−$45,088
TX MB gross tax (6.7%)−$15,257
Utilities / ins / mktg (12%)−$27,326
Card surcharge net+$2,505
Net profit $24,138
Disclaimer: Revenue is mixed-beverage gross receipts from the Texas Comptroller — it does not include cash income like door charges, game machines, merchandise, or event rentals (which can add 10–25% for nightclubs). Cost ratios are industry benchmarks for Texas MB-permit bars. Rent is estimated from submarket comps; property tax is from county public records pro-rated by square footage. Actual profit depends on lease terms, staffing, owner salary, and one-time costs.

Owner income estimator

Split likely net profit across ownership estimated

TABC licensee Ntc Investments LLC looking up officers…
2
Equal split (50% each)
Based on the "Most Likely" scenario net profit of $51,009/year. Actual owner income depends on salary draws, distributions, debt service, and tax structure. Consult an accountant for actual income projections.

Acquisition value estimate

Based on most-likely scenario (~$51,009 net) estimated

Revenue multiple
$114k–$182k
0.5–0.8× gross
SDE multiple
$128k–$179k
2.5–3.5× earnings
Cap rate
$155k–$204k
25–33%
Suggested range
$128k–$179k
blended estimate
The numbers above are liquor-only: bar-style multiples applied to mixed-beverage receipts. They're the right answer for a pure bar/lounge — but for a restaurant, this is just one slice of total enterprise value (the bar program). See the food-business estimate below.

Federal court history

Public records · last checked 2026-10-01

No federal lawsuits — past or pending