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MB667584
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The Industry

8021 PINEBROOK DR, San Antonio, TX 78230 · TABC MB667584

Mixed Beverage San Antonio Market Enriched 2026-06-19
$859,366 Annual gross (L12M) ▼ 6.6% latest MoM Click for monthly detail
$71,614 Avg monthly ▼ 15.3% latest vs avg Click for monthly detail
~30% Est. net margin (likely) $254,427/yr est. net Click for cost model
$636k–$859k Est. acquisition range 0.87× 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): $904,596 – $1,011,019/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 Industry is a mixed-beverage licensed establishment at 8021 PINEBROOK DR, San Antonio, Texas (TABC MB667584). Over the most recent 12 months it reported $859,366 in gross alcohol sales, averaging $71,614/month with a best month of $96,700. Sales mix: ~66% liquor · 34% beer · 0% wine. The building at this address is owned by MPII INC (16,120 sqft, $2,600,000 assessed value per county records). Applying Texas bar cost benchmarks yields an estimated annual net of approximately $254,427 (~30% margin). Acquisition value is estimated at $636k–$859k 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
$859,366
Avg monthly
$71,614
Best month
$96,700
Aug 2025
Sales mix
66% Liq
34% Beer · 0% Wine

Property & occupancy

County public records + submarket comps

Building (landlord parcel)

Record ID530431
Property owner (landlord)MPII INC
Total building SF16,120
Assessed value$2,600,000

The Industry's share

Est. base rent ~$18/sqft/yr · 3,500 sqft · Class B $5,175/mo
NNN CAM / insurance$776/mo
NNN property tax$1,082/mo
Personal property tax own fixtures · Prop 1250249 $180/mo
Total occupancy $7,213/mo

Occupancy analysis

All-in occupancy cost is 10.1% 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 $859,366 gross revenue estimated

Best Case
No kitchen, efficient staffing, favorable lease
~39%
Revenue$859,366
COGS (24%)−$206,248
Labor (14%)−$120,311
Occupancy−$77,901
TX MB gross tax (6.7%)−$57,578
Utilities / ins / mktg (8%)−$68,749
Music licensingASCAP + BMI + SESAC + GMR combined−$6,200
Card surcharge net+$9,453
Net profit $331,832
Most Likely
Typical bar, light food program, full two-shift staffing
~30%
Revenue$859,366
COGS (27%)−$232,029
Labor (17%)−$146,092
Occupancy−$86,557
TX MB gross tax (6.7%)−$57,578
Utilities / ins / mktg (10%)−$85,937
Music licensingASCAP + BMI + SESAC + GMR combined−$6,200
Card surcharge net+$9,453
Net profit $254,427
Stressed
Heavy food, larger crew, higher rent
~19%
Revenue$859,366
COGS (30%)−$257,810
Labor (22%)−$189,061
Occupancy−$95,213
TX MB gross tax (6.7%)−$57,578
Utilities / ins / mktg (12%)−$103,124
Music licensingASCAP + BMI + SESAC + GMR combined−$6,200
Card surcharge net+$9,453
Net profit $159,834
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 Mcve INC looking up officers…
1
Equal split (50% each)
Based on the "Most Likely" scenario net profit of $254,427/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 (~$254,427 net) estimated

Revenue multiple
$430k–$687k
0.5–0.8× gross
SDE multiple
$636k–$890k
2.5–3.5× earnings
Cap rate
$771k–$1.02M
25–33%
Suggested range
$636k–$859k
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 2026-07-01

Lookup pending — check back tomorrow

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