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Financials

MB200064004
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Pendulum Cigar Lounge LLC

4750 BRYANT IRVIN RD STE 822, Fort Worth, TX 76132 · TABC MB200064004

Mixed Beverage Fort Worth Market Enriched 2026-08-25
$268,889 Annual gross (L12M) ▲ 18.9% latest MoM Click for monthly detail
$22,407 Avg monthly ▲ 22.3% latest vs avg Click for monthly detail
~20% Est. net margin (likely) $54,253/yr est. net Click for cost model
$136k–$190k Est. acquisition range 0.61× 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 Lounge, liquor is typically only 75–90% of total business revenue. Mostly bar program. Estimated total revenue (rough): $298,766 – $358,519/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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Pendulum Cigar Lounge LLC is a mixed-beverage licensed establishment at 4750 BRYANT IRVIN RD STE 822, Fort Worth, Texas (TABC MB200064004). Over the most recent 12 months it reported $268,889 in gross alcohol sales, averaging $22,407/month with a best month of $28,849. Sales mix: ~84% liquor · 14% beer · 2% wine. The building at this address is owned by RPI BRYANT IRVIN LTD (51,588 sqft, $7,894,612 assessed value per county records). Applying Texas bar cost benchmarks yields an estimated annual net of approximately $54,253 (~20% margin). Acquisition value is estimated at $136k–$190k 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
$268,889
Avg monthly
$22,407
Best month
$28,849
Mar 2026
Sales mix
84% Liq
14% Beer · 2% Wine

Property & occupancy

County public records + submarket comps

Building (landlord parcel)

Record ID05757444
Property owner (landlord)RPI BRYANT IRVIN LTD
Total building SF whole parcel — Pendulum Cigar Lounge LLC is in STE 82251,588
Pendulum Cigar Lounge LLC's footprint estimated — suite-level not on file 2,500 sf
Assessed value$7,894,612

Pendulum Cigar Lounge LLC's share

Est. base rent ~$15/sqft/yr · 2,500 sqft · Class B $3,188/mo
NNN CAM / insurance$478/mo
NNN property tax$765/mo
Personal property tax est — no BPP record $100/mo
Total occupancy $4,532/mo

Occupancy analysis

All-in occupancy cost is 20.2% 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 $268,889 gross revenue estimated

Best Case
No kitchen, efficient staffing, favorable lease
~30%
Revenue$268,889
COGS (24%)−$64,533
Labor (14%)−$37,644
Occupancy−$48,941
TX MB gross tax (6.7%)−$18,016
Utilities / ins / mktg (8%)−$21,511
Card surcharge net+$2,958
Net profit $81,202
Most Likely
Typical bar, light food program, full two-shift staffing
~20%
Revenue$268,889
COGS (27%)−$72,600
Labor (17%)−$45,711
Occupancy−$54,379
TX MB gross tax (6.7%)−$18,016
Utilities / ins / mktg (10%)−$26,889
Card surcharge net+$2,958
Net profit $54,253
Stressed
Heavy food, larger crew, higher rent
~8%
Revenue$268,889
COGS (30%)−$80,667
Labor (22%)−$59,156
Occupancy−$59,816
TX MB gross tax (6.7%)−$18,016
Utilities / ins / mktg (12%)−$32,267
Card surcharge net+$2,958
Net profit $21,926
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 Pendulum Cigar Lounge looking up officers…
1
Equal split (50% each)
Based on the "Most Likely" scenario net profit of $54,253/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 (~$54,253 net) estimated

Revenue multiple
$134k–$215k
0.5–0.8× gross
SDE multiple
$136k–$190k
2.5–3.5× earnings
Cap rate
$164k–$217k
25–33%
Suggested range
$136k–$190k
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.