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Financials

MB861488
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R & J Music Pavilion

18086 PLEASANTON RD, San Antonio, TX 78221 · TABC MB861488

Mixed Beverage San Antonio Market Enriched 2026-08-26
$186,589 Annual gross (L12M) ▼ 6.5% latest MoM Click for monthly detail
$15,549 Avg monthly ▼ 5.6% latest vs avg Click for monthly detail
~36% Est. net margin (likely) $66,884/yr est. net Click for cost model
$167k–$187k Est. acquisition range 0.95× 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 Music Venue, liquor is typically only 60–85% of total business revenue. Bar + ticket revenue. Estimated total revenue (rough): $219,516 – $310,982/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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R & J Music Pavilion is a mixed-beverage licensed establishment at 18086 PLEASANTON RD, San Antonio, Texas (TABC MB861488). Over the most recent 12 months it reported $186,589 in gross alcohol sales, averaging $15,549/month with a best month of $21,908. Sales mix: ~26% liquor · 74% beer · 0% wine. The building at this address is owned by KHYLE EUGENE ETAL $121,470 assessed value per county records). Applying Texas bar cost benchmarks yields an estimated annual net of approximately $66,884 (~36% margin). Acquisition value is estimated at $167k–$187k 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
$186,589
Avg monthly
$15,549
Best month
$21,908
Nov 2025
Sales mix
26% Liq
74% Beer · 0% Wine

Property & occupancy

County public records + submarket comps

Building (landlord parcel)

Record ID162592
Property owner (landlord)KHYLE EUGENE ETAL
Assessed value$121,470

R & J Music Pavilion's share

Est. base rent ~$2/sqft/yr · 2,500 sqft · Class C $456/mo
NNN CAM / insurance$68/mo
NNN property tax$116/mo
Personal property tax own fixtures · Prop 1382077 $68/mo
Total occupancy $708/mo

Occupancy analysis

All-in occupancy cost is 4.6% 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 $186,589 gross revenue estimated

Best Case
No kitchen, efficient staffing, favorable lease
~44%
Revenue$186,589
COGS (24%)−$44,781
Labor (14%)−$26,122
Occupancy−$7,648
TX MB gross tax (6.7%)−$12,501
Utilities / ins / mktg (8%)−$14,927
Card surcharge net+$2,052
Net profit $82,661
Most Likely
Typical bar, light food program, full two-shift staffing
~36%
Revenue$186,589
COGS (27%)−$50,379
Labor (17%)−$31,720
Occupancy−$8,498
TX MB gross tax (6.7%)−$12,501
Utilities / ins / mktg (10%)−$18,659
Card surcharge net+$2,052
Net profit $66,884
Stressed
Heavy food, larger crew, higher rent
~25%
Revenue$186,589
COGS (30%)−$55,977
Labor (22%)−$41,050
Occupancy−$9,347
TX MB gross tax (6.7%)−$12,501
Utilities / ins / mktg (12%)−$22,391
Card surcharge net+$2,052
Net profit $47,376
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 R&J Music Pavilion LLC looking up officers…
1
Equal split (50% each)
Based on the "Most Likely" scenario net profit of $66,884/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 (~$66,884 net) estimated

Revenue multiple
$93k–$149k
0.5–0.8× gross
SDE multiple
$167k–$234k
2.5–3.5× earnings
Cap rate
$203k–$268k
25–33%
Suggested range
$167k–$187k
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 2026-07-18

No federal lawsuits — past or pending