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Financials

MB200063396
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Fast Eddie's Neighborhood Billiards & Saloon

502 EMBASSY OAKS STE 133, San Antonio, TX 78216 · TABC MB200063396

Mixed Beverage San Antonio Market Enriched 2026-06-19
$814,146 Annual gross (L12M) ▼ 30.6% latest MoM Click for monthly detail
$67,846 Avg monthly ▼ 12.1% latest vs avg Click for monthly detail
~21% Est. net margin (likely) $172,995/yr est. net Click for cost model
$432k–$605k Est. acquisition range 0.64× annual gross (blended) Click for valuation methods
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Executive Summary

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Fast Eddie's Neighborhood Billiards & Saloon is a mixed-beverage licensed establishment at 502 EMBASSY OAKS STE 133, San Antonio, Texas (TABC MB200063396). Over the most recent 12 months it reported $814,146 in gross alcohol sales, averaging $67,846/month with a best month of $85,937. Sales mix: ~49% liquor · 51% beer · 0% wine. The building at this address is owned by 415 EMBASSY OAKS LLC (32,886 sqft, $8,200,000 assessed value per county records). Applying Texas bar cost benchmarks yields an estimated annual net of approximately $172,995 (~21% margin). Acquisition value is estimated at $432k–$605k 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
$814,146
Avg monthly
$67,846
Best month
$85,937
Mar 2026
Sales mix
49% Liq
51% Beer · 0% Wine

Property & occupancy

County public records + submarket comps

Building (landlord parcel)

Record ID498613
Property owner (landlord)415 EMBASSY OAKS LLC
Total building SF whole parcel — Fast Eddie's Neighborhood Billiards & Saloon is in STE 13332,886
Fast Eddie's Neighborhood Billiards & Saloon's footprint estimated — suite-level not on file 3,500 sf
Assessed value$8,200,000

Fast Eddie's Neighborhood Billiards & Saloon's share

Est. base rent ~$32/sqft/yr · 3,500 sqft · Class A $9,454/mo
NNN CAM / insurance$1,418/mo
NNN property tax$1,673/mo
Personal property tax own fixtures · Prop 1329316 $82/mo
Total occupancy $12,627/mo

Occupancy analysis

All-in occupancy cost is 18.6% 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 $814,146 gross revenue estimated

Best Case
No kitchen, efficient staffing, favorable lease
~31%
Revenue$814,146
COGS (24%)−$195,395
Labor (14%)−$113,980
Occupancy−$136,368
TX MB gross tax (6.7%)−$54,548
Utilities / ins / mktg (8%)−$65,132
Music licensingASCAP + BMI + SESAC + GMR combined−$4,400
Card surcharge net+$8,956
Net profit $253,279
Most Likely
Typical bar, light food program, full two-shift staffing
~21%
Revenue$814,146
COGS (27%)−$219,819
Labor (17%)−$138,405
Occupancy−$151,520
TX MB gross tax (6.7%)−$54,548
Utilities / ins / mktg (10%)−$81,415
Music licensingASCAP + BMI + SESAC + GMR combined−$4,400
Card surcharge net+$8,956
Net profit $172,995
Stressed
Heavy food, larger crew, higher rent
~9%
Revenue$814,146
COGS (30%)−$244,244
Labor (22%)−$179,112
Occupancy−$166,672
TX MB gross tax (6.7%)−$54,548
Utilities / ins / mktg (12%)−$97,698
Music licensingASCAP + BMI + SESAC + GMR combined−$4,400
Card surcharge net+$8,956
Net profit $76,428
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 Embassy Fe LLC looking up officers…
2
Equal split (50% each)
Based on the "Most Likely" scenario net profit of $172,995/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 (~$172,995 net) estimated

Revenue multiple
$407k–$651k
0.5–0.8× gross
SDE multiple
$432k–$605k
2.5–3.5× earnings
Cap rate
$524k–$692k
25–33%
Suggested range
$432k–$605k
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 2026-07-03

No federal lawsuits — past or pending