Institutional Document #882-X
COMMERCIAL LOCATION FEASIBILITY & INSTITUTIONAL BUSINESS PLAN
Date: July 22, 2026
Broker: Clinton Sayers II
FREE FEATURED SAMPLE REPORTpicture_as_pdfDOWNLOAD FREE PDF REPORT
5811 W William Cannon Dr, Suite 102
Austin, TX 78749
FEASIBILITY SCORE
Surpasses all Tier-1 risk mitigation benchmarks for regional expansion.
Rentable Space
@ $25.00/SF Base
Est. NNN Rate
$1,720.43/mo Actual
Debt Service Coverage
SBA 7(a) Loan Coverage
Payback Period
Projected ROI
view_list 1. Business Archetype Screening & Discarded Alternatives Matrix
To protect investor capital, our engine evaluated 6 distinct commercial business concepts for this property. Below is the detailed breakdown showing why the selected concept was chosen and why alternative concepts were discarded:
- OPTIMAL MATCH: 1,827 sq ft footprint perfectly accommodates an artisan espresso bar, pastry display, and baking prep kitchen.
- High frontage exposure (31,400 AADT on W William Cannon Dr) captures high-frequency morning commute transactions.
- High household median income ($98,500 in 78749) supports $11.50 average ticket size. Zero independent artisan bakeries within 1.8 miles.
- DISCARD REASON 1 (SPACE CONSTRAINTS): 1,827 sq ft is too narrow for a dual 12-reformer workout floor plus reception, retail, and ADA restroom/changing facilities (requires minimum 2,400 sq ft).
- DISCARD REASON 2 (MARKET SATURATION): 3 established fitness/gym concepts already operate within a 2-mile radius along Brodie Ln.
- DISCARD REASON 3 (ACOUSTIC RISK): Heavy rhythmic fitness audio presents high noise vibration transfer risk to adjacent office tenants in this Class B building.
- DISCARD REASON 1 (SPACE & LAYOUT): Requires a minimum 2,800-3,500 sq ft layout to accommodate 5 examination rooms, X-ray imaging suite, triage station, and isolated waiting lobby.
- DISCARD REASON 2 (PARKING & ACCESS): Lacks a dedicated covered patient drop-off canopy and ambulance access lane.
- DISCARD REASON 3 (CAPEX PENALTY): Medical buildout costs ($210+/sq ft) require over $383,000 in hard costs alone, driving payback timeline beyond 5.5 years.
- DISCARD REASON 1 (REVENUE YIELD): 1,827 sq ft yields a maximum of 26 dedicated desks and 2 phone booths, capping monthly revenue at $18,500 ($10.12/sq ft/mo yield).
- DISCARD REASON 2 (LOCAL COMPETITION): High concentration of existing executive suites and office subleases in Southwest Austin submarket.
- DISCARD REASON 3 (EXTENDED PAYBACK): Low net operating margin extends capital payback timeline past 6.2 years.
- DISCARD REASON 1 (ZONING RESTRICTIONS): GR-MU zoning classification requires conditional use permits for late-night alcohol sales past 11 PM near residential borders.
- DISCARD REASON 2 (PARKING CAPACITY): Shared multi-tenant parking ratio (4.1 stalls per 1,000 SF) is inadequate for evening full-service restaurant peaks.
- DISCARD REASON 3 (INFRASTRUCTURE COSTS): Lacks existing gas mains, grease traps, and Type 1 commercial hood venting required for heavy dinner kitchen lines.
- DISCARD REASON 1 (SATURATION): 2 established pet salons operate within 1.5 miles along Brodie Ln and W William Cannon Dr.
- DISCARD REASON 2 (NOISE & ODOR CONSTRAINTS): Dog barking acoustic transfer into adjoining office suites violates standard office building quiet enjoyment lease covenants.
- DISCARD REASON 3 (TRANSACTION FREQUENCY): Lower transaction frequency (monthly dog grooming vs. daily morning coffee/bakery purchases) results in lower top-line revenue ($38k/mo vs $75.9k/mo).
2. Sales Forecast & Traffic Capture Model
Corridor Traffic Volume: 31,400 AADT (TxDOT Database)
Capture Rate: 0.7% of passing vehicles
Daily Volume (Year 1): 220 tickets / day @ $11.50 ticket average
Gross Monthly Revenue: $75,900 / month
3. Scaled Labor Schedule & Wages
| Staff Role | Headcount | Hourly Wage | Monthly Cost |
|---|---|---|---|
| General Manager | 1 | $26.00/hr | $4,506 |
| Lead Baker / Pastry Chef | 1 | $22.00/hr | $3,813 |
| Head Barista | 1 | $18.00/hr | $3,120 |
| Part-Time Baristas | 2 | $15.00/hr | $3,120 |
| Total Monthly Payroll + 15% Taxes & Benefits | $16,743 | ||
4. Reconciled 3-Year P&L Pro Forma (Monthly Averages)
| Financial Metric | Year 1 Monthly | Year 2 Monthly | Year 3 Monthly |
|---|---|---|---|
| Gross Revenue | $75,900 | $110,400 | $141,450 |
| Blended COGS (30.0%) | ($22,770) | ($33,120) | ($42,435) |
| Base Rent ($25/SF) | $3,806.25 | $3,806.25 | $3,806.25 |
| Verified NNN ($11.30/SF Actual) | $1,720.43 | $1,720.43 | $1,720.43 |
| Net Operating Income (NOI) | $19,890.32 | $34,354.32 | $47,514.32 |
5. Verified Data Sources Index (Clickable Verification Links)
Crexi Commercial RE Exchange & Sayers Real Estate Advisors Inc.
Listing specs, 1,827 sq ft footprint, $25.00/sqft/yr asking base rent, actual NNN rate of $11.30/sqft/yr ($1,720.43/mo), and listing broker contact info (Clinton Sayers II).
Verify Source Record →Texas Department of Transportation (TxDOT) Statewide Traffic Analysis System
Annual Average Daily Traffic (AADT) count of 31,400 vehicles on W William Cannon Dr corridor.
Verify Source Record →US Census Bureau — American Community Survey (ACS) 5-Year Data & Census Tract Tables
Population counts (89,400 in 3-mi) and median household income ($98,500 in 78749).
Verify Source Record →City of Austin Land Development Code & Planning Department Zoning Map
Permitted commercial uses under GR-MU (General Retail - Mixed Use) classification.
Verify Source Record →Google Places API & City Commercial Health Department Registrations
Spatial density mapping of competing commercial operators within a 2-mile trade area.
Verify Source Record →