Business Plan
Full Operational Blueprint
The Music Union 512 · Chapter 512 · Austin, Texas · musicunion.co · Confidential — March 2026
The Music Union 512 is a 44,528 SF music industry campus in East Austin — seven revenue zones, a cross-city membership program, and a design philosophy that makes every square foot a content destination. This is the full operational blueprint.
Market Analysis
Austin is the Live Music Capital of the World. It is home to more working musicians per capita than any other American city, a $2.8B+ annual music economy, and a creative community that spans musicians, producers, photographers, videographers, booking agents, publicists, and brand strategists.
The city's creative infrastructure has not kept pace with its creative population. Practice spaces are scarce, expensive, and uninspiring. Recording studios are either budget-grade or unaffordable. Podcast and content studios do not exist at scale for the mid-tier creator. The music industry's coworking professionals work from home or generic WeWork spaces with no connection to the community they serve.
Competitive Landscape
| Category | Austin Supply | Music Union Advantage |
|---|---|---|
| Rehearsal Rooms | ~60 rooms citywide, mostly generic | 25 themed rooms, 4 pricing tiers, dynamic pricing |
| Recording Studios | ~40 studios, fragmented quality | 3 professional suites, themed, hourly booking |
| Podcast Studios | ~10 dedicated spaces | 5 themed studios, content-ready, hourly |
| Music Coworking | 0 dedicated spaces | 7 named suites + open floor, music-industry only |
| Live Venues (300–500 cap) | ~15 venues | Union Stage + B-Side, dual-stage, zero downtime |
Property Details
| Metric | Detail |
|---|---|
| Address | 4405 Springdale Road, Austin TX 78723 |
| Size | 44,528 SF on 3.01 acres |
| Zoning | EZ-ZR (East Austin) — all uses permitted |
| Current Tenant | Texas Workforce Commission (lease expires Aug 31, 2026) |
| FEMA Zone | Zone X — no mandatory flood insurance |
| Target Offer | $7.5M–$8.25M ($171–$188/SF) |
| Seller Motivation | Susser Bank loan matures ~Oct 2026 |
Revenue Model — Seven Zones
Zone A — Rehearsal Complex (13,000 SF)
25 individually themed rehearsal rooms across four pricing tiers. Each room is designed to produce compelling social content every time a musician sets up. Dynamic pricing adjusts rates by time-of-day, day-of-week, and demand. Stabilized revenue: ~$1,814,000/yr at 55% average utilization.
Zone B — Production Suites (~6,000 SF)
Three professional recording studios, each with a distinct sonic character — The Bunker, The Cathedral, The Greenhouse. Hourly booking with engineer add-on option. Stabilized revenue: ~$626,000/yr at 45% utilization.
Zone C — Creator / Podcast Studios (3,500 SF)
Five themed content studios built for podcasters, video creators, and interview-format shows. Each room offers a completely different vibe. Hourly booking. Stabilized revenue: ~$329,000/yr at 50% utilization.
Zone D — Coffee · Bar · Union Stage (3,000 SF)
NNN anchor tenant space operated by Union Builds — craft coffee by day, jazz bar and speakeasy by night. Stabilized revenue: ~$82,500/yr (lease income).
Zone E — Music Industry Coworking (~10,000 SF)
Seven named private suites (The Dark Room, The Control Tower, The War Room, The Merch Lab, The Label Room, The Edit Suite, The Pressroom) plus The Floor open coworking. Stabilized revenue: ~$304,000/yr.
Zone F — The Union Stage (7,500 SF)
Live music venue with 300–500 capacity, full bar, dual stages (Union Stage + B-Side), Founder's Balcony seating, and private event capability. Stabilized revenue: ~$769,000/yr from ticket splits, bar revenue, private events, and sponsorships.
Zone G — Union Locker (~1,500 SF)
Secure gear storage lockers, instrument consignment shop, and gear rental. Stabilized revenue: ~$78,000/yr.
Revenue Summary
| Zone | Stabilized Revenue | % of Total |
|---|---|---|
| Zone A — Rehearsal Complex | $1,814,000 | 42% |
| Zone B — Production Suites | $626,000 | 15% |
| Zone C — Creator Studios | $329,000 | 8% |
| Zone D — Coffee / Bar (NNN) | $82,500 | 2% |
| Zone E — Coworking | $304,000 | 7% |
| Zone F — Union Stage | $769,000 | 18% |
| Zone G — Union Locker | $78,000 | 2% |
| Membership Revenue | $270,000 | 6% |
| Total Stabilized Revenue | $4,272,500 | 100% |
Membership Architecture
The Union Card system creates eight tiers of membership — three for music industry professionals, three for fans and patrons, and two earned tiers that cannot be purchased. Every member carries a physical metal card. Each tier has a materially distinct card finish.
Union Card — 512 · Austin
| Tier | Monthly | Core Value |
|---|---|---|
| Founding Partner | Equity / Comped | Permanent recognition, governance, first right |
| Union Elder | Included | Constitutional vote, maximum dividend — 5yr+ members |
| Union Member | $249 | 20% off all zones, locker, guest list standing |
| Studio Member | $149 | 10% off all zones, production suite priority |
| Rehearsal Member | $99 | 10% off room rates, priority booking |
| Patron (Fan) | $99 | Reserved seats, private events, Patron card |
| Friend of the Union (Fan) | $49 | Early tickets, guest pass, Observer Events |
| Local (Fan) | $25 | Early access, bar discount, digital Union Card |
Operations Plan
The Music Union 512 is designed to operate with 3–5 full-time employees plus contractors. The automation stack handles booking, access control, payment processing, and dynamic pricing. The staffing model focuses human labor on community management, venue programming, and member experience — the things that cannot be automated.
| Role | Type | Responsibility |
|---|---|---|
| General Manager | FT | Day-to-day operations, community, venue booking |
| Operations Manager | FT | Facilities, maintenance, vendor management |
| Community / Marketing | FT | Social media, events, member engagement |
| Sound Engineer (Zone F) | PT/Contract | Live sound for Union Stage shows |
| Bar Staff (Zone D) | NNN Tenant | Operated by Union Builds |
| Security (Zone F events) | Contract | Event-night security as needed |
Seven-Year P&L Projections
| Metric | Y1 | Y2 | Y3 | Y5 | Y7 |
|---|---|---|---|---|---|
| Total Revenue | $2,258K | $3,420K | $4,350K | $4,897K | $5,400K |
| Operating Expenses | ($1,020K) | ($1,098K) | ($1,175K) | ($1,242K) | ($1,384K) |
| Net Operating Income | $1,215K | $2,280K | $3,133K | $3,593K | $3,938K |
| Debt Service | ($753K) | ($753K) | ($753K) | ($753K) | ($753K) |
| Net Cash Flow | $462K | $1,527K | $2,380K | $2,840K | $3,185K |
| Cash-on-Cash | 10.1% | 33.4% | 52.0% | 62.1% | 69.6% |
Risk Analysis
| Risk | Likelihood | Mitigation |
|---|---|---|
| Below-target occupancy Y1 | Medium | Conservative 40% Y1 assumption; dynamic pricing; pre-launch waitlist |
| Construction cost overrun | Medium | 15% contingency built in; phased buildout; Zone G deferred |
| Interest rate increase | Low | Fixed-rate commercial mortgage; 1.61× Y1 DSCR provides buffer |
| Competition from new entrants | Low | No comparable multi-zone campus exists in Austin; brand moat |
| Key person risk | Low | Three co-founders with complementary skills; GM is full-time |
| Regulatory / zoning | Very Low | EZ-ZR zoning permits all planned uses; no variance required |
The Team
Taylor Robinson
Co-Founder, Technology & Growth
Founder and CEO of Taylor Robinson Music — the nation's largest private music lesson marketplace, with 323,000+ students served and 26,000+ active instructors across all 50 states. Full-stack engineer. Professional guitarist. Leads technology platform, investor relations, dynamic pricing, and growth strategy.
Daniel Lindenberg
Co-Founder, Real Estate & Finance
Partner at JAR Real Estate (Houston/TX), specializing in retail strip center acquisition, development, leasing, and property management across 12+ Texas properties. Former VP Operations, AEGIS Hedging Solutions. Leads acquisition structuring and financing, construction management, Zone D/E leasing, and lender relations.
Jeff Munn
Co-Founder & General Manager (Full-Time)
BS Engineering Physics, Colorado School of Mines. 20+ years as a professional working musician. 500+ active Austin music industry connections spanning working bands, session musicians, engineers, producers, booking agents, venue operators, and label professionals. Leads day-to-day operations, music programming, and Austin community engagement.
Marketing Strategy
Pre-Launch (Months 1–6)
- Founding Partner outreach — direct, personal, by invitation only
- Waitlist for Union Card memberships — email capture, early-bird pricing
- Social media buildout — construction progress, room reveals, artist partnerships
- Strategic partnerships with Austin music organizations, festivals, and media
Launch (Months 7–12)
- Grand opening event series — multi-night showcase at The Union Stage
- Press coverage — local and national music industry media
- Influencer and artist partnerships — first sessions documented and shared
- Referral program — existing members earn credits for new member sign-ups
Growth (Year 2+)
- National brand awareness through touring artist content and live recordings
- Cross-chapter marketing as Chapter 615 (Nashville) enters development
- Corporate and brand partnerships — sponsored rooms, events, and series
- Content platform — Music Union Sessions, interviews, and behind-the-scenes
Chapter Expansion Roadmap
The Music Union is designed to scale city by city, chapter by chapter. Each chapter is identified by the local area code and operates the full suite of services under a single brand, membership program, and design standard.
Austin — Chapter Exterior
| Chapter | City | Target Timeline |
|---|---|---|
| Chapter 512 | Austin, TX | 2027 (proof of concept) |
| Chapter 615 | Nashville, TN | 2028–2029 |
| Chapter 213 | Los Angeles, CA | 2029–2030 |
| Chapter 404 | Atlanta, GA | 2030–2031 |
| Chapter 718 | Brooklyn, NY | 2031–2032 |
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