6.4 Acres in La Grange, TX - $423,500

(1) Brisket & Brew fully equipped restaurant at $224,500. Custom building with metal roof built in 2005 in very good condition. 2,880 SF HVAC and 1,440 SF covered porches per FCAD. 1.4+ acres with 267’ est. frontage on US HWY 77 N. The Sellers will provide transition management, convey all recipes, extensive collection of policies and procedures and existing menu and execute a non-compete at closing.

(2) The Ayers Log Cabin on 5+ acres at $199,000. 1,300 SF custom log cabin with 1,151 SF of covered porches built in 2008 in excellent condition. 167’ est. US HWY 77 frontage. Set about 620’ east of highway for privacy. Heavily treed east property line provides a great back yard setting and extraordinary privacy. THIS PROPERTY CANNOT BE CLOSED UNTIL THE BRISKET & BREW CLOSES IN THE SAME OR SEPARATE TRANSACTION.

(3) The BBQ & Brew and The Ayers Log Cabin on 6.4 acres at $423,500. 4,180 total HVAC SF plus 2,991 covered porches. 434 est. US HWY 77 frontage. Excellent opportunity for a business and home for an owner operator, investment, rental home or home for restaurant management or employees.

3% buyer broker commission payable on any closed transaction.

This offering is for The BBQ & Brew and The Ayers Log Cabin on 6.4 acres at $423,500.

HIGHLIGHTS

(1) Fully equipped restaurant and log cabin for owner, manager or rental on 6.4+ acres on US HWY 77.

(2) Unmet annual local retail demand: $1.7M+ drinking places in zip code and $4.4M+Fayette County limited-service eating.

(3) 4,180 SF HVAC improvements plus 2,601 SF covered porches adding over 62% of additional living/restaurant space.

(4) Excellent rural school system. All 4 schools have very high Parent ratings. The elementary and intermediate are TEA “Recognized”, all 4 avg 477 students with class sizes ranging from 17 to 21 students.

(5) Fayette County is # 1 rural Texas County and # 7 rural US County to live in Progressive Farmer’s annual poll.

(6) In comparison to all adjacent Counties, affluent Fayette County has the highest annual % growth in average household income and in $150K+ households and household consumer spending.

(7) Compared to ALL Benchmarks, the 78945 zip code has highest %: $250K-$499K household net worth & $3K+ monthly mortgages.

(8) Excellent area access: about 30-miles or less to Bastrop, Brenham, Columbus (I10 eastbound, Round Top & Schulenburg (I10 westbound).

(9) Superior regional access: about 60-miles or less to Austin, College Station, Kyle/Buda, Round Rock, San Marcos, Sugar Land and West Houston.

(10) In the very affluent Austin DMA and one County removed from the extremely strong Houston DMA and the growing College Station-Waco DMA.

“AREA Benchmarks” include: La Grange, 78945 zip code, 30-minute drive-time, Sealy, Brenham, Sealy and Fayette County. “ALL Benchmarks” include AREA Benchmarks, Austin DMA, Houston DMA, Texas and the US.

PROPERTY

(25) Brisket & Brew Restaurant.

(a) SF improvements. 2,880 SF* HVAC improvements.

(b) Outdoor living area. 1,440 SF* covered porches spanning the front and rear of the building.

(c) Year built. 2005.

(d) Land. 61,028 SF* (1.401 acres).

(e) Frontage. 267.69’ est. on US HWY 77 by CBC Southwest Partners.

(f) Highway signage included. Very nice signage easily visible from both directions on US HWY 77 included.

(26) The Ayres Log Cabin.

(a) SF improvements. 1,300 SF* HVAC improvements.

(b) Outdoor living area. 1,151 SF* covered porches.

(c) Year built. 2008*.

(d) Land. 219,499 SF* (5.039 acres).

(e) Frontage. 107.28’ est. on US HWY 77 by CBC Southwest Partners.

(f) Legal. PIDN: 33476 GEO: 40-0086-5650000-020: ABS A086 RABB WM 3 LGS,5.039 ACRES,HSE, STG, HSE, STG.

(g) Taxes. $1,653* reported for 2010. Consult your tax advisor for your ex-pected taxes.

(27) Flood plain. None of the property is in a flood plain.

(28) In City limits? No.

(29) School district. La Grange ISD.

(30) Zoning. None known.

*From Fayette County Appraisal District.

THE BUSINESS AND FINANCIALS

(31) The reason for sale. The family is dealing with a complex health issue and must focus their energies on treatment and care.

(32) Owner investments in addition to property acquisition.

(a) Furniture. $3,115.

(b) Fixtures. $32,331.

(c) Equipment. $11,503.

(d) Improvements. $44,640

(e) Serving items. $514.

(33) Transitional management assistance. The owners will provide you with transition management assistance to facilitate your success.

(34) Recipes, policies & procedures & menu convey with sale. The owners will convey proprietary recipes, extensive collection of policies and procedures and existing menu.

(35) Non-compete. The owners will execute a non-compete at closing.

(36) Unmet annual local retail demand in potential revenues.

(a) La Grange Special Food Services (NAICS 7223). $970K+.

(b) 78945 zip code Drinking Places - Alcoholic Beverages (NAICS 7224). $1.7M+.

(c) Fayette County limited-service eating places (NAICS 7222). $4.4M+.

NOTE: This demand does not include the increase demand from this restaurant not being active.

(37) Operational status. Closed in December 2010 and reported as an interim decision but re-opening is uncertain.

(38) Recent operating history. Due to family health issues, the restaurant was operating on a limited basis. Typically it was open Fridays, Saturdays and Sunday through lunch.

(39) Immediate opportunities. Based on a preliminary analysis, we identified 5 immediate potential opportunities to grow revenues and increase profitability and cash flow:

(a) Open for breakfast through dinner 7-days per week. Breakfast is compatible with the Medical Center initiative below. We believe maximizing the use of a fixed cost asset is one of the easiest ways to increase profitability and cash flow.

(b) Extend evening hours on Friday & Saturday nights. Weekend venues are limited in the market and typically generates a higher sale per ticket than breakfast or lunch.

(c) Open on weekdays and Sunday evenings for Sports. There is no local Sports Bar venue to compete in this high profit margin segment.

(d) Establish an easy order and delivery system to serve the medical community located in and around the Medical Center. We believe this is a great opportunity to build a local, repeat, high income clientele. We suggest a telephone order and delivery capability.

(e) Emphasize beer and wine sales. Our preliminary review of the financials indicated a lower than expected as beverages are typically highest profit margins incorporating Happy Hours and other drink specials.

(f) Develop catering business. The owners experienced a high demand for catering but they did not take advantage of the opportunity as their limited staffing required shutting down the restaurant to perform catering.

(40) Disclosure of available financials and documentation. Upon execution of a confidentiality agreement, we will provide you with all financials, tax rolls and other information provided by the owner.

LOCATION

(41) 2.6 mi. north of the La Grange loop. 2.6 mi. north of the intersection of US HWY 77 and TX HWY 71, the La Grange loop.

(42) 1.6 mi. north of the St. Marks Medical Center campus. St. Marks Medical Center is the only hospital in Fayette County, one of the County's largest employers and the highest work area concentration of high incomes in the County. We believe establishing a strong clientele in the Medical Center campus is one of the best revenue improvement opportunities for the BBQ & Brew.

(43) # 1 top TX rural & one of top US rural Counties to live. Located in Fayette County ranked # 1 rural Texas County and # 7 rural US County to live in Progressive Farmer’s 2009 annual poll.

(44) Fayette County outperforms all adjacent Counties in key demographic and econometric indicators. For example, in comparison to all adjacent Counties, affluent Fayette County has the highest annual % growth in average household income and in $150K+ households and household consumer spending.

(45) Excellent area access: about 30-miles or less to Bastrop, Brenham, Columbus (I10 eastbound, Round Top, Schulenburg (I10 westbound).

(46) Easy highway access. 0.2 mi. north to US HWY 77, 16. Mil to I10, 20 mi. to US290 and 60 mi. to I35.

(47) Superior regional access: about 60-miles or less to Austin, College Station, Kyle/Buda, Round Rock, San Marcos, Sugar Land and West Houston.

(48) Excellent airport access. 52 mi. to Austin International Airport (“AUS”), 56 mi. to Easterwood Field (CLL) in College Station with commuter service to Houston and DFW; 98 mi. to Houston Hobby International Airport (“HOU”); and 82 mi. to Houston Intercontinental Airport (“IAH”).

(49) In the very affluent Austin DMA. In the very affluent Austin Designated Market Area one of the strongest regional economies in the US.

(50) One County removed from the very affluent Houston DMA and the College Station-Waco DMA. Just one County away from the Houston DMA, considered the strongest regional US economy and one County away from the College Station-Waco DMA, one of the strongest regional Texas economies.

GRAPHIC ANALYSIS

All analysis is based on defined and published sources. Unless otherwise noted, all demographic and econometric data is from Site to do Business, the demographic & econometric arm of the Certified Commercial Investment Member (CCIM) Commercial Investment Real Estate Institute. This CCIM service is in collaboration with ESRI.

Most annual % change estimates and traffic projections are based on Coldwell Banker Commercial Southwest Partners proprietary models.

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Coldwell Banker Commercial Southwest Partners is a wholly owned franchise of Alexander Tiffany Southwest, LLC. Analysis is preliminary, based on proprietary systems and models, is time sensitive and based on assumptions-stated and unstated. Graphics are only renderings. Measurements are only estimates. No warranties are expressed or implied. All content is protected by copyright laws, is only for prospects or legal representatives, and should not replace buyers own due diligence and analysis. Any other use is prohibited.