DoorWorthy
Back to report highlights

Inside a DoorWorthy report.

See the findings. Try the rent scenarios. Then research your own location.

Research my location
Fictional sample report

Same format as your report. All businesses, property details and figures below are invented; actual evidence coverage varies.

DOORWORTHY / LOCATION ASSESSMENT

The Neighborhood Wine Bar

Greenville Avenue (Fictional Space)

Dallas, TX 75206

Recommendation

Keep it on the shortlist. Give the rent a closer look.

The example area profile and former food-service layout support further consideration of this neighborhood wine bar. The stated 1,450 square feet fits the 1,200-1,800 square-foot brief, and the sample directory shows an established evening dining and drinking offer. A $38 check sits below the two example wine bars, but price alone is not a distinctive reason to visit.

Full assessment

The financial model is the tighter constraint. Base rent is 12% of the $30,000 sales assumption, above the brief’s 8% target. At $3,600 monthly base rent and an assumed 8% rent share, the business needs $45,000 in monthly sales, 90.4% of its modeled seating capacity. A base rent closer to $3,000 creates more headroom under the same assumptions. Wine-bar permissions and the complete occupancy cost remain unresolved.

Site score 70 / 100Workable3 of 5 factors measuredHow it is built

The rent

Rent this address supports$3,000Base rent at a 8% share of sales at 75% of your entered capacity
Quoted$3,600$600 over

Not yet priced: CAM / service charges, property taxes, insurance, utilities, maintenance, other occupancy costs. Test the numbers

Ask before signing

  1. Resolve wine-bar and alcohol permissions

    Confirm the applicable use classification, alcohol permissions and landlord consent for the proposed concept and hours.

    Relevant planning and alcohol-licensing authorities; landlord
  2. Itemize the full occupancy cost

    Obtain the schedule of CAM, taxes, insurance and other charges and assess a base-rent scenario near $3,000.

    Listing broker or landlord
  3. Verify parking rights and conversion scope

    Confirm the parking allocation and obtain a scoped inspection and conversion estimate before budgeting opening costs.

    Landlord and qualified site professionals

Measured around this address

Fictional figures for this sample

Competition

Competitors within half a mile9

82th percentile for nearby competition among 640 similar businesses in this metro

2.3× the metro median of 4
Within a quarter mile3
Within 1 mile19

Nearest venues selling mixed drinks

  • Example Bistro$38,000 a month320 ft
  • Sample Cocktail Room$52,000 a month740 ft
  • Demo Taproom$20,000 a month1,110 ft
  • Fictional Wine Cellar$28,000 a month1,740 ft
  • Illustrative Trattoria$31,000 a month2,160 ft

Invented listings for this sample. Listings, not verified hours or menus.

Jobs within walking distance

10-minute walk4,380

Jobs at workplaces within half a mile

5-minute walk1,240
Within 1 mile15,900
Office-type, half mile1,620

Largest employers within a 10-minute walk

  • Professional services1,050
  • Food service and lodging880
  • Health care640
  • Retail520
  • Finance and insurance310

Invented job counts for this sample. Real reports use Census LEHD workplace records. Straight-line distances. Office attendance is still roughly half to 60% of 2020 levels. Jobs are workplaces, not visits.

What nearby bars and restaurants sell

Typical monthly alcohol sales$27,500

Median of reporting venues within half a mile

Reporting venues9
Started selling2
Stopped selling1

Nearest venues and their monthly alcohol sales

  • Example Bistro320 ft$38,200
  • Sample Cocktail Room740 ft$52,400
  • Demo Taproom1,110 ft$19,800
  • Fictional Wine Cellar1,740 ft$27,500
  • Illustrative Trattoria2,160 ft$31,000
  • Placeholder Cantina2,480 ft$61,000

Invented venues and sales for this sample. Texas reports use Comptroller mixed beverage filings. Self-reported alcohol receipts for tax; food sales and beer-and-wine-only permits are excluded.

Fictional ZIP-area profileArea totals, not a radius around the address
Residents18,420Uncertainty unavailable
Households8,760Uncertainty unavailable
Median household income$92,400Uncertainty unavailable

Invented area figures for this sample; not Census observations or a measured customer catchment.

How the site score is built

3 of 5 factors measured

Site score 70 of 100 (Workable).

Sales against costs

63 / 100
30% weight

Your costs need about $22,500 of alcohol sales a month; 5 of the 6 permitted venues within half a mile sell that much (Texas Comptroller receipts). At the illustrative 8% occupancy share they also need 90% of your entered capacity; the plan targets 75%.

Rent against the market

Not measured
20% weight

No corridor rents or nearby asking rents were confirmed for this address, so rent is not scored against the market.

Competition

60 / 100
15% weight

9 venues sell mixed drinks within half a mile now (Texas Comptroller receipts), including restaurants that run a bar, which bar listings miss. Bars cluster, so this measures how crowded the drinks trade is here, not whether a district draws people.

Permission to operate

Not measured
15% weight

The use rules for this concept were not read for this address.

Your targets

87 / 100
20% weight

Brief match across 3 of your targets: rent budget, floor area and rent-to-sales scenario.

Availability: No listing or occupant was confirmed; ask the landlord whether the exact suite is available.

How the site score is calculated

Each factor scores 0 to 100 from measured evidence: sales against costs (30% of the weight), rent against the market (20%), competition (15%), permission to operate (15%) and your targets (20%). The total is the weighted average of the measured factors; a factor without evidence is left out, never scored as zero, and at least 40% of the weight must be measured. Measured factors cover 65% here.

Sales against costs compares your occupancy costs with the middle case of what nearby spending supports, against the healthy share for your kind of business (bars use what permitted venues nearby sell in alcohol; appointment businesses use your capacity). Rent compares your quote with corridor rents or nearby asking rents found and checked online. Competition places the half-mile competitor count among every business like yours in the metro. Permission reads the zoning use table or ordinance and, for drinks, TABC status.

An occupied space caps the score at 35, use rules that rule the concept out at 40, conflicts with your own limits at 50 and thin nearby sales at 54. Bands: 75 and up Strong, 55 to 74 Workable, 35 to 54 Weak, below 35 Poor. These are product rules, not a prediction of success.

Match to your numeric targets

3 of 5 criteria calculated

Rent budget

100 / 100
$4,000 / month maximum, 25% weight

The entered base rent meets your limit.

Floor area

100 / 100
1,200 to 1,800 sq ft, 20% weight

The stated floor area meets your range.

Rent-to-sales scenario

67 / 100
8% base rent / sales maximum, 30% weight

Base rent / assumed sales = 12.0%. Above the target, score = target / actual share. Sales are your assumption, not a forecast.

Not included: resident household target, household income target. A missing target or usable input is excluded, never treated as zero.

How this score is calculated

Each criterion compares a measured or supplied value with your target. Values meeting the target receive 100. A shortfall uses the ratio shown in its explanation. The total averages available criteria using their configured weights; at least two criteria are required. Coverage is 75% of configured weight.

These are experimental product rules, not a validated prediction. A high brief match never overrides unverified availability, use conditions, or a hard budget or size conflict.

The area in perspective

Fictional area comparison

Example ZIP area alongside Example county.

Median household income

Example ZIP area$92,400
Uncertainty unavailable
Example county$81,300
Uncertainty unavailable

Median age

Example ZIP area36.2 years
Uncertainty unavailable
Example county35.8 years
Uncertainty unavailable

Average household size

Example ZIP area2.1 people
Uncertainty unavailable
Example county2.52 people
Uncertainty unavailable

Invented comparison values, not Census observations. No measured margins of error are available. Actual reports compare the researched ZIP area with its county using the same Census release.

Nearby businesses

5 mapped records

Fictional businesses and marker positions in a 1-mile demonstration radius

N1 mi½ miWestward Cocktail House, 0.28 mi1Alder & Stem, 0.42 mi2Olive Yard Bistro, 0.53 mi3Juniper Table Wine Room, 0.78 mi4Paper Lantern Taproom, 0.93 mi5Distance diagram, not a street map

Fictional neighborhood example5 fictional businesses in a 1-mile search radius

Similar to your concept

5 category matches, nearest first
Nearby mapped businesses and straight-line distance from this location
BusinessCategoryDistance from site
Westward Cocktail HouseCocktail bar0.28 mi
Alder & StemWine bar0.42 mi
Olive Yard BistroRestaurant0.53 mi
Juniper Table Wine RoomWine bar0.78 mi
Paper Lantern TaproomBar0.93 mi

Directory snapshot from 2026-10-05. Category matches are screened against your concept; products and direct rivalry are not verified. Other records provide neighborhood context. Coverage may be incomplete, duplicated or outdated. These are existing businesses, not available spaces or verified walking routes.

Fictional directory. No real businesses assessed.

Market

A residential audience fits the intended occasion.

The fictional area profile has 18,420 residents and 8,760 households. Its $92,400 median household income is above the $81,300 example county baseline. That supports considering a repeat neighborhood audience, without proving the number of customers or their spending on wine.

Limited supporting evidence

There is no measured foot-traffic case yet.

The data does not establish pedestrians, daytime workers, or activity by hour. The proposed evening positioning comes from the business brief and neighboring offers; it should not be read as a measured peak-demand pattern.

Business directory (incomplete)

Competition

The concept enters an existing evening market.

direct wine-bar examples nearby2
other evening offers3

Alder & Stem and Juniper Table Wine Room are the two direct wine-bar examples. Westward Cocktail House, Olive Yard Bistro, and Paper Lantern Taproom compete for related evening occasions. This is a limited directory, not evidence that the market is saturated.

Business directory (incomplete)

A $38 check is accessible, but not a complete advantage.

The example wine-bar menus average $42 and $48 per check. A $38 assumption positions this concept slightly lower, but wine selection, service and the visit occasion would still need to distinguish it. Menu comparisons do not establish customer willingness to pay.

Business directory (incomplete)

Permissions

Previous restaurant use leaves a specific approval gap.

The fictional prior-occupancy record supports that a restaurant occupied the space. It does not establish that a wine-led operation qualifies under the same use or has alcohol permission. Operating permission remains a condition of proceeding.

Limited supporting evidence, Needs site verification

Landlord consent is still a lease condition.

The example food-and-beverage clause is subject to landlord consent. It does not expressly confirm the proposed alcohol service or hours. That unresolved clause matters before the operator commits to the concept or construction.

Limited supporting evidence

Space

The footprint fits the brief.

At 1,450 square feet, the example plan falls within the requested 1,200-1,800 square-foot range. The prior food-service layout and rear entrance are favorable starting points. Thirty-six seats is an operating assumption, not a verified layout or occupancy approval.

Limited supporting evidence

Parking and conversion costs could change the case.

Shared parking and existing plumbing are described, but no parking entitlement, equipment inspection or construction estimate is included. The report therefore treats these as incomplete site facts rather than confirmed savings or access benefits.

Limited supporting evidence, Needs site verification

Economics

The quoted rent leaves little room for a slow start.

monthly sales the $3,600 rent needs at an 8% share$45,000
of modeled seating capacity90.4%
modeled monthly capacity$49,795

At the initial 8% base-rent share, $3,600 rent requires $45,000 monthly sales. The modeled seating capacity is $49,795, so the target uses 90.4% of that model. Additional occupancy charges would increase the burden; this calculation does not include full operating expenses.

Limited supporting evidence

A $3,000 rent scenario creates more headroom.

At 75% of modeled capacity, monthly sales would be $37,346. Applying the same 8% rent-share assumption supports about $2,988 in base rent. This gives a concrete negotiation scenario; it is not a market valuation or revenue forecast.

Limited supporting evidence

The property, specifically

Address-level research

Address & suite

Suite-specific, partial evidence

The fictional plan describes a 1,450-square-foot space. The demonstration has no verified street number or suite identity; a real listing must be matched to the specific unit before its terms are treated as applicable.

Current / prior use

Suite-specific, partial evidence

The example previous-occupancy record describes restaurant use. That supports investigating reuse of the food-service layout but does not establish suitability for a wine-led concept.

Proposed use & jurisdiction

Scope unresolved, not established

The fictional lease requires landlord consent. No governing use approval, alcohol permission, or approved operating hours has been established, so the proposed use remains a material condition of this decision.

Parking & access

Building-level, partial evidence

A rear service entrance and shared parking appear in the example particulars. Delivery access could help operations; exclusive parking rights and evening availability are not established.

Frontage & visibility

Scope unresolved, not established

The demonstration contains no verified frontage, signage rights, sightline survey, or passing-traffic count. Neighborhood activity cannot establish visibility of this particular entrance.

Layout & build-out

Suite-specific, partial evidence

The example floor plan depicts former food-service plumbing within 1,450 square feet. Existing services could reduce conversion work, but equipment condition, approved occupancy and construction costs remain unverified.

Occupancy & operating plan

Saved assumptions

What this location asks of your business.

Test the numbers

Daily capacity can be entered directly. For cafés and restaurants, saved seats × turns is used when no daily capacity is supplied.

Adjust additional occupancy costs
CAM / service charges
Property taxes
Insurance
Utilities
Maintenance
Other occupancy costs
Known monthly occupancy costs$3,6006 cost categories still unpriced
Required monthly sales at 8%$45,000Illustrative occupancy-to-sales target
Transactions / appointments per open day4626 days at a $38 average sale

Where the occupancy cost goes

Quoted rentCustomer supplied
$3,600
CAM / service chargesUnknown
Not priced
Property taxesUnknown
Not priced
InsuranceUnknown
Not priced
UtilitiesUnknown
Not priced
MaintenanceUnknown
Not priced
Other occupancy costsUnknown
Not priced

Sales required vs. modeled capacity

Sales required$45,000
Modeled capacity$49,795
90.4%of modeled capacity required

50.4 daily capacity × $38 × 26 days. Maximum modeled throughput, not expected demand.

Rent supported at 75% of modeled capacity$2,988 / month

At 8% occupancy share after entered extra costs. Unknown charges reduce this amount further.

How much could extra charges change the decision?

Illustrative monthly increases on top of the active scenario. These are stress tests, not estimates of missing charges.

Added monthly costSales required / monthTransactions / open dayCapacity test
Current scenario$45,00046Within modeled capacity
+ $250$48,12549Within modeled capacity
+ $500$51,25052Exceeds modeled capacity
+ $1,000$57,50059Exceeds modeled capacity

The operating plan leaves limited headroom.

This scenario needs 90% of modeled capacity. That leaves little modeled room for slower trading days. Additional unpriced charges could increase the requirement.

Sales required = priced occupancy ÷ assumed occupancy share. Unknown charges are excluded, not zero. This is not break-even, a revenue forecast, or an industry benchmark; payroll, inventory, financing, and other operating expenses are outside this model.

Research coverage

12 checks in 5 scoring categories

Customers & competition

Space & permissions

Costs & capacity

Before you commit

3 open items

Assumptions & coverage

All property details, business records, ratings and demographic figures in this demonstration are fictional. The brief assumes $30,000 monthly sales. The initial capacity model uses 36 seats, 1.4 turns, a $38 check, 26 days and an 8% base-rent share. The brief-match score is calculated from the fictional numeric inputs and targets using the same rules as actual reports. It does not score customer demand, competition or operating permission. Scenario controls change the arithmetic, not the written assessment.

No real property was researched. This example demonstrates the report format, not guaranteed evidence coverage. Actual reports may have fewer assessed factors when sources are unavailable. Demographic benchmarks are invented, with no measured margins of error. No foot traffic, construction condition, permissions or profitability is established.

Put your own location in the picture.

Your business profile shapes the research. Sources and assumptions stay visible in your report.

Research my location