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Financials

MB200074188
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The Watering Hole

9809 FREDERICKSBURG RD STE 2, San Antonio, TX 78240 · TABC MB200074188

Mixed Beverage San Antonio Market Enriched 2026-06-19
$857,465 Annual gross (L12M) ▼ 14.4% latest MoM Click for monthly detail
$71,455 Avg monthly ▼ 1.8% latest vs avg Click for monthly detail
~29% Est. net margin (likely) $247,442/yr est. net Click for cost model
$619k–$857k Est. acquisition range 0.86× 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 Cocktail Bar, liquor is typically only 85–95% of total business revenue. Spirits-led; low food. Estimated total revenue (rough): $902,595 – $1,008,782/year. Treat the valuation below as a screening estimate based on the alcohol portion alone.
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Executive Summary

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The Watering Hole is a mixed-beverage licensed establishment at 9809 FREDERICKSBURG RD STE 2, San Antonio, Texas (TABC MB200074188). Over the most recent 12 months it reported $857,465 in gross alcohol sales, averaging $71,455/month with a best month of $81,958. Sales mix: ~60% liquor · 40% beer · 0% wine. The building at this address is owned by GEHRLEIN PROPERTIES LP (7,828 sqft, $1,441,490 assessed value per county records). Applying Texas bar cost benchmarks yields an estimated annual net of approximately $247,442 (~29% margin). Acquisition value is estimated at $619k–$857k 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
$857,465
Avg monthly
$71,455
Best month
$81,958
Mar 2026
Sales mix
60% Liq
40% Beer · 0% Wine

Property & occupancy

County public records + submarket comps

Building (landlord parcel)

Record ID614522
Property owner (landlord)GEHRLEIN PROPERTIES LP
Total building SF whole parcel — The Watering Hole is in STE 27,828
The Watering Hole's footprint estimated — suite-level not on file 3,500 sf
Assessed value$1,441,490

The Watering Hole's share

Est. base rent ~$20/sqft/yr · 3,500 sqft · Class B $5,908/mo
NNN CAM / insurance$886/mo
NNN property tax$1,235/mo
Personal property tax own fixtures · Prop 1409595 $35/mo
Total occupancy $8,065/mo

Occupancy analysis

All-in occupancy cost is 11.3% 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 $857,465 gross revenue estimated

Best Case
No kitchen, efficient staffing, favorable lease
~38%
Revenue$857,465
COGS (24%)−$205,792
Labor (14%)−$120,045
Occupancy−$87,097
TX MB gross tax (6.7%)−$57,450
Utilities / ins / mktg (8%)−$68,597
Music licensingASCAP + BMI + SESAC + GMR combined−$2,200
Card surcharge net+$9,432
Net profit $325,716
Most Likely
Typical bar, light food program, full two-shift staffing
~29%
Revenue$857,465
COGS (27%)−$231,516
Labor (17%)−$145,769
Occupancy−$96,774
TX MB gross tax (6.7%)−$57,450
Utilities / ins / mktg (10%)−$85,746
Music licensingASCAP + BMI + SESAC + GMR combined−$2,200
Card surcharge net+$9,432
Net profit $247,442
Stressed
Heavy food, larger crew, higher rent
~18%
Revenue$857,465
COGS (30%)−$257,240
Labor (22%)−$188,642
Occupancy−$106,451
TX MB gross tax (6.7%)−$57,450
Utilities / ins / mktg (12%)−$102,896
Music licensingASCAP + BMI + SESAC + GMR combined−$2,200
Card surcharge net+$9,432
Net profit $152,018
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 Shorttbal Bars LLC looking up officers…
1
Equal split (50% each)
Based on the "Most Likely" scenario net profit of $247,442/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 (~$247,442 net) estimated

Revenue multiple
$429k–$686k
0.5–0.8× gross
SDE multiple
$619k–$866k
2.5–3.5× earnings
Cap rate
$750k–$990k
25–33%
Suggested range
$619k–$857k
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 2026-06-30

Lookup pending — check back tomorrow

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