OFFERING MEMORANDUM
LITTLE WOODROW’S AND ACTION BEHAVIOR CENTERS
SAN ANTONIO, TEXAS
STONE OAK
PORTFOLIO NON-ENDORSEMENT & DISCLAIMER NOTICE
CONFIDENTIALITY & DISCLAIMER The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and should not be made available to any other person or entity without the written consent of Marcus & Millichap. This Marketing Brochure has been prepared to provide summary, unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property. The information contained herein is not a substitute for a thorough due diligence investigation. Marcus & Millichap has not made any investigation, and makes no warranty or representation, with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence or absence of contaminating substances, PCB's or asbestos, the compliance with State and Federal regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant, or any tenant's plans or intentions to continue its occupancy of the subject property. The information contained in this Marketing Brochure has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein. Marcus & Millichap is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2018 Marcus & Millichap. All rights reserved.
NON-ENDORSEMENT NOTICE Marcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this marketing package. The presence of any corporation's logo or name is not intended to indicate or imply affiliation with, or sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product, service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee information about this listing to prospective customers. Activity ID: ZAA0160385
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OFFICES THROUGHOUT THE U.S. AND CANADA www.marcusmillichap.com PROPERTY LOGO
EXCLUSIVELY LISTED BY
TIM SPECK Texas Broker of Record First Vice President District Manager, Dallas Office Direct: (972) 755-5200 // Fax: (972) 755-5210 [email protected] License: TX 9002994
PROPERTY LOGO
TABLE OF CONTENTS
SECTION PAGE 01 EXECUTIVE SUMMARY 9 02 FINANCIAL ANALYSIS 21 03 PROPERTY DESCRIPTION 27 04 MARKET OVERVIEW 35 This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Any projections, opinions, assumptions or estimates used herein are for example purposes only and do not represent the current or future performance of the property. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2018 Marcus & Millichap section 1 Executive Summary
tenant overviews
investment highlights
aerial maps
parking and access 8 EXECUTIVE SUMMARY LITTLE WOODROW’S
606 West Afton Oaks Boulevard San Antonio, Texas 78232 Founded in Houston in 1994, Little Woodrow’s now has eighteen locations throughout Texas, including seven in Houston, five in Austin, and two in San Antonio. The Stone Oak location, San Antonio’s second, has operated since 2016 and has the seventh-highest alcohol sales in the city. The Travel Ledger named Little Woodrow’s Stone Oak the “Best Night Spot” in town. Little Woodrow’s watering holes are known for casual patio bars and wide selection of draft beers, perfect for happy hour and community events. The bar offers a menu of Texas Southern pub grub, including queso, burgers, and chicken wings. Regular patrons can earn a spot on the Big 50 Club Wall of Fame by completing a punchcard with a rotating list of select beers. Owner Danny Evans expanded the concept in 2016 by opening the first Kirby Ice House in Houston’s Upper Kirby district. That brand has a second location in Houston, and a third in Aspen, Colorado, extending Evans’s reach interstate.
INVESTMENT HIGHLIGHTS
• 9,005 Square Feet • 2.38 Acres • Base Rent Increases Every Five Years • Sales-Based Percentage Rent in Addition to Base Rent • Over Five Years Remaining in Primary Lease Term with Two Five-Year Renewal Options to Follow
EXECUTIVE SUMMARY 9 LITTLE WOODROW’S // Alcohol Sales
City of San Antonio Rankings Last 12 Months Zip Code 78232 Rankings July 2019 Rank Bar Name Revenue Rank Bar Name Revenue 1 Hospitality International, Inc. $19,059,265 1 Little Woodrow’s $301,087
2 Aramark Sports and Entertainment Services of Texas $8,053,925 2 The Hoppy Monk $122,731
3 Hotel Emma $5,801,562 3 El Bucanero $106,371
4 HRHC, LLC $5,124,429 4 TBD Bar and Social $104,386
5 DH San Antonio Bevco LLC $4,925,691 5 Lucy Cooper’s $94,007
6 Howel at the Moon $4,440,362 6 Chuy’s SA 281 $84,202
7 Little Woodrow’s $4,304,890 7 The Hollow $82,605
8 Mi Tierra Cafe & Bakery $4,264,510 8 Brick House Tavern & Tap $81,234
9 Topgolf USA San Antonio $4,221,542 9 Kirby’s Steakhouse $77,479
10 Grand Riverwalk Beverage LLC $4,807,133 10 Sideliner’s Grill $74,684
10 EXECUTIVE SUMMARY EXECUTIVE SUMMARY 11 12 EXECUTIVE SUMMARY ACTION BEHAVIOR CENTERS
600 North Loop 1604 East San Antonio, Texas 78232
Founders Ryan and Holly Lambert opened the first Action Behavior Centers location in Austin, Texas in 2017, frustrated with long wait times to access local support for a family friend. They are well on their way to attaining their goal of becoming the largest provider of Applied Behavior Analysis (ABA) therapy in Texas, with thirteen locations currently operating, including the Stone Oak center in San Antonio. Action Behavior Centers’ Board Certified Behavior Analysts (BCBAs) provide initial assessment and treatment plans for families, including up to 40 hours per week of ABA therapy. The centers focus on intervening at a young age to teach mainstream behaviors to autistic children. ABA, which draws heavily on classical and operant conditioning methods, is the most widely prescribed therapy for children on the Autism Spectrum and often one of the only treatment options for autism covered by insurance.
INVESTMENT HIGHLIGHTS
• 14,116 Square Feet • 1.46 Acres • Annual Rent Increases • Over Six Years Remaining in Primary Lease Term • Two Five-Year Renewal Options with 3% Annual Increases to Follow
EXECUTIVE SUMMARY 13 EASTBOUND VIEW
N. Loop 1604 at U.S. 281 145,469 VPD
N. Loop 1604 access at Afton Oaks Blvd. 25,346 VPD d. s Blv Afton Oak
1 mi. to U.S. 281
North Loop 1604
14 EXECUTIVE SUMMARY WESTBOUND VIEW
N. Loop 1604 109,760 VPD
N. Loop 1604 lvd. ks B Oa ton Af W.
EXECUTIVE SUMMARY 15
Ac c . es vd s Bl Fr ks om Oa n W. Afto
Access From Loop 1604 East
16 EXECUTIVE SUMMARY PARKING AND ACCESS
Loop 1604 Multiple Ingress and Egress Options
C L
SYMBOLS LEGEND W
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B l v d .
Reciprocal Parking
Lot 2, Block 2, Afton Oaks Subdivision Unit-3 (Volume 9508, Page 4)
Site Drawing--Not a Survey Access From Loop 1604 East 14.679 Acre Tract (Volume, Page)
EXECUTIVE SUMMARY 17 This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Any projections, opinions, assumptions or estimates used herein are for example purposes only and do not represent the current or future performance of the property. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2018 Marcus & Millichap section 2 Financial Analysis
portfolio overview
property descriptions
lease summaries
rent summaries OFFERING SUMMARY
LITTLE WOODROW’S & ACTION BEHAVIOR CENTERS
Total Price Total $8,295,000.00 2 Properties Number of Buildings 2
Gross Leasable Area 23,121 SF
Combined Lot Size 3.8 Acres
Price Per Square Foot $358.76
Capitalization Rate 5.80%
Net Operating Income $481,203.38
20 EXECUTIVE SUMMARY EXECUTIVE SUMMARY 21 PRICING DETAILS // Little Woodrow’s
THE OFFERING LEASE SUMMARY
Property Little Woodrow’s Stone Oak Property Subtype Net Leased Restaurant Property Address 606 West Afton Oaks Boulevard Tenant Little Woodrow’s
Rent Increases Every 5 Years
PROPERTY DESCRIPTION Guarantor Corporate
Year Built / Renovated 1990 Lease Type Absolute Net Gross Leasable Area 9,005 SF Lease Commencement 1/27/2015 Zoning Commercial Lease Expiration 1//26/2025 Type of Ownership Fee Simple
Lot Size 2.38 Acres Lease Term 10 Years
Term Remaining on Lease 5+ Years
Renewal Options Two 5-Year Options ANNUALIZED OPERATING INFORMATION Landlord Responsibility N/A INCOME
Net Operating Income $251,919.38* Tenant Responsibility All Expenses including Roof and Structure *base rent plus percentage rent (trailing 12 months from Sept. 2018-Aug. 2019)
RENT SUMMARY
YEAR ANNUAL BASE RENT PLUS 5% of GROSS SALES ABOVE: BASE RENT/SF+
Years 1 - 5 (Current) $135,000 $3,000,000 per Year $14.99+
Years 6 - 10 (Beginning Jan. 2020) $180,000 $3,600,000 per Year $19.99+
Years 11 - 15 (Option 1) $198,000 $330,000 per Month $21.99+
Years 16 - 20 (Option 2) $217,800 $3,960,000 per Year $24.19+
+ does not include additional rent from percentage of sales
22 FINANCIAL ANALYSIS PRICING DETAILS // Action Behavior Centers
THE OFFERING LEASE SUMMARY
Property Action Behavior Centers Property Subtype Net Leased Medical Property Address 600 North Loop 1604 East Tenant Action Behavior Centers
Rent Increases Every 12 Months
PROPERTY DESCRIPTION Guarantor Corporate
Year Built / Renovated 1985 Lease Type Double Net Gross Leasable Area 14,116 SF Lease Commencement 7/11/2019 Zoning Commercial Lease Expiration 8/31/2026 Type of Ownership Fee Simple Lease Term 86 Months Lot Size 1.42 Acres
Term Remaining on Lease 7 Years
Renewal Options Two 5-Year Options ANNUALIZED OPERATING INFORMATION Landlord Responsibility Roof & Structure INCOME
Net Operating Income $229,284 Tenant Responsibility All Other Expenses
RENT SUMMARY
YEAR MONTHLY RENT ANNUAL RENT YEAR ANNUAL RENT
Year 1 (Current) $19,107.00 $229,284 Years 8-12 (Option 1) At Market Rate in Year 8 with Annual 3% Increases
Year 2 $19,686.00 $236,232 Years 13-17 (Option 2) At Market Rate in Year 13 with Annual 3% Increases
Year 3 $20,265.00 $243,180
Year 4 $20,554.00 $246,648
Year 5 $21,133.50 $253,602
Year 6 $21,712.50 $260,550
Year 7 $22,002.00 $264,024
FINANCIAL ANALYSIS 23 This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Any projections, opinions, assumptions or estimates used herein are for example purposes only and do not represent the current or future performance of the property. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2018 Marcus & Millichap section 3 Property Description
local map
regional map
property photos NEIGHBORHOOD MAP
26 PROPERTY DESCRIPTION SAN ANTONIO MAP
PROPERTY DESCRIPTION 27 28 PROPERTY DESCRIPTION PROPERTY DESCRIPTION 29 30 PROPERTY DESCRIPTION PROPERTY DESCRIPTION This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any inaccuracies. Any projections, opinions, assumptions or estimates used herein are for example purposes only and do not represent the current or future performance of the property. Marcus & Millichap Real Estate Investment Services is a service mark of Marcus & Millichap Real Estate Investment Services, Inc. © 2018 Marcus & Millichap section 4 Market Overview
location overview
market research
demographics SAN ANTONIO TEXAS
POPULATION 2,400,000
34 MARKET OVERVIEW City Of SAN ANTONIO
The San Antonio metro is located in the southern portion of STRONG POPULATION GROWTH The metro is maintaining population growth central Texas, covering 412 square miles and straddling the and household formation well above the Interstate 35 Corridor, one of the fastest-growing areas in the national level and generating the need for housing options. state. The metro encompasses eight counties: Bandera, Atascosa, Kendall, Comal, Bexar, Guadalupe, Medina and Wilson. Situated only 145 miles from Nuevo Laredo, Mexico, San Antonio is an ROBUST JOB CREATION easy drive on Interstate 35 from the border and serves as a major More than 66,000 jobs are expected to be created though 2022. Many positions will be related to Eagle Ford, one gateway between the United States and Mexico. The area is further of the largest oil and gas developments in the world. enhanced by an extensive transportation network that provides shipping options to domestic and international markets as well as the Eagle Ford Shale formation that runs through Atascosa LOW COST OF LIVING and Wilson counties. San Antonio is the most populous city in More affordable home prices compared with other nearby markets and no state personal income tax the metro, housing more than 1.4 million residents. contribute to a lower the cost of living.
MARKET OVERVIEW 35 SAN ANTONIO // Market Overview
Culture and history abounds in such places as La Villita, the Spanish Governor’s Palace, San Fernando Cathedral, Jose Antonio Navarro State Historical Park and the Alamo. Tradition blends with more modern attractions, such as the River Walk, a 2.5-mile stretch of parks, cafes, nightclubs and hotels. New upscale apartments are being built along the walk, bringing more residents into the city. The metro is also home to numerous sporting events and teams, including the NBA’s San Antonio Spurs, the WNBA’s San Antonio Silver Stars, the AHL’s Rampage and AA baseball’s Missions. Arena football is offered by the San Antonio Talons, and the University of Texas San Antonio Roadrunners play NCAA Division 1 football. Art enthusiasts can visit many museums and cultural centers in San Antonio.
ECONOMY QUICK FACTS • The economy is anchored by the industries of healthcare, tourism and national defense. • The Eagle Ford Shale deposit has contributed to the diversification of jobs into the energy sector. Valero’s corporate headquarters are here, as well as NuStar Energy, Halliburton, NOV, Baker-Hughes and Tesoro. • Lackland Air Force Base, Randolph MAJOR AREA EMPLOYERS Air Force Base, Fort Sam Houston Andeavor and Camp Bullis are among the many USAA military installations located in the Wells Fargo metro. Baptist Health System • An important component of the Southwest Research Institute healthcare industry is South Texas Methodist Healthcare System Medical Center, a conglomerate of JPMorgan Chase hospitals, clinics and research and higher- Frost Bank education facilities. Toyota Motor Manufacturing Texas H-E-B 36 MARKET OVERVIEW SHARE OF 2018 TOTAL EMPLOYMENT
5% 13% 16% 13% 8% MANUFACTURING PROFESSIONAL AND GOVERNMENT LEISURE AND HOSPITALITY FINANCIAL ACTIVITIES BUSINESS SERVICES
18% 5% + 16% 2% 4% TRADE, TRANSPORTATION CONSTRUCTION EDUCATION AND INFORMATION OTHER SERVICES AND UTILITIES HEALTH SERVICES
DEMOGRAPHIC QUICK FACTS • The metro is expected to add nearly 190,000 people through 2023, resulting in the formation of roughly 87,200 households. 2018 2018 2018 2018 MEDIAN • A relatively youthful population contributes POPULATION: HOUSEHOLDS: MEDIAN AGE: HOUSEHOLD INCOME: to a homeownership rate of 63 percent, which 2.4M 863K 34.6 $56,200 compares with the national rate of 64 percent. Growth Growth U.S. Median: U.S. Median: 2018-2023*: 2018-2023*: 38.0 $58,800 • Roughly 27 percent of residents age 25 and older 7.9% 10.1% hold a bachelor’s degree; of those residents, 10 percent also have earned a graduate or professional degree.
2018 Population by Age
7% 21% 7% 28% 24% 13% 0-4 YEARS 5-19 YEARS 20-24 YEARS 25-44 YEARS 45-64 YEARS 65+ YEARS
MARKET OVERVIEW 37 DEMOGRAPHICS // Little Woodrow’s & Action Behavior Centers
48.17%
202,892 GENDER Total Population Within 5-Mile Radius 51.83%
$279,524 Average$138,051 Household Income within Median Housing Value within 1-Mile Radius 1-Mile Radius
81,545 9.68% Total Households in 5-Mile Radius From 2010 Census
38 MARKET OVERVIEW DEMOGRAPHICS POPULATION 1 Miles 3 Miles 5 Miles HOUSEHOLDS BY EXPENDITURE 1 Miles 3 Miles 5 Miles . 2023 Projection Total Average Household Retail Expenditure $88,492 $87,430 $85,118 Total Population 6,369 97,466 229,520 . Consumer Expenditure Top 10 Categories . 2018 Estimate Housing $23,209 $22,700 $21,978 Total Population 5,486 85,403 202,892 Transportation $18,032 $18,048 $17,515 . 2010 Census Shelter $12,515 $12,316 $11,955 Total Population 4,966 78,749 185,119 Personal Insurance and Pensions $9,428 $9,404 $9,004 . 2000 Census Food $8,639 $8,638 $8,434 Total Population 3,885 54,177 129,356 Health Care $5,948 $5,360 $5,111 . Current Daytime Population Utilities $5,311 $5,149 $4,993 2018 Estimate 9,663 89,064 183,064 Entertainment $3,920 $3,795 $3,669 HOUSEHOLDS 1 Miles 3 Miles 5 Miles Cash Contributions $2,720 $2,454 $2,326 . 2023 Projection Household Furnishings and Equipment $2,530 $2,558 $2,473 Total Households 3,100 40,421 92,889 . 2018 Estimate POPULATION PROFILE 1 Miles 3 Miles 5 Miles . Total Households 2,554 34,928 81,545 Population By Age Average (Mean) Household Size 2.39 2.45 2.48 2018 Estimate Total Population 5,486 85,403 202,892 . 2010 Census Under 20 24.25% 25.20% 26.04% Total Households 2,280 32,145 74,347 20 to 34 Years 15.58% 20.21% 20.73% . 2000 Census 35 to 39 Years 4.95% 6.46% 6.82% Total Households 1,518 21,395 1-Mile51,604 Radius40 to 49 Years 12.41% 14.03% 14.23% . Occupied Units 50 to 64 Years 20.95% 19.93% 19.45% 2023 Projection 3,100 40,421 92,889 Age 65+ 21.87% 14.17% 12.72% 2018 Estimate 2,816 35,638 82,578 Median Age 44.41 38.57 37.37 HOUSEHOLDS BY INCOME 1 Miles 3 Miles 5 Miles . Population 25+ by Education Level . 2018 Estimate 2018 Estimate Population Age 25+ 3,875 58,649 137,688 $150,000 or More 28.89% 22.25% 19.75% Elementary (0-8) 0.98% 0.72% 1.00% $100,000 - $149,000 18.31% 21.24% 19.93% Some High School (9-11) 1.73% 1.93% 2.07% $75,000 - $99,999 13.26% 13.32% 13.30% High School Graduate (12) 12.51% 13.57% 14.96% $50,000 - $74,999 17.19% 17.84% 18.41% Some College (13-15) 23.70% 22.24% 22.97% $35,000 - $49,999 10.13% 9.90% 3-Mile10.57% Radius Associate Degree Only 6.12% 7.87% 8.22% Under $35,000 12.23% 15.46% 18.05% Bachelors Degree Only 34.73% 33.24% 31.08% Average Household Income $138,051 $123,291 $115,126 Graduate Degree 20.08% 20.02% 19.14% Median Household Income $94,308 $87,249 $80,036 Per Capita Income $64,642 $50,505 $46,314
5-Mile Radius MARKET OVERVIEW 39 Information About Brokerage Services 11-2-2015 Texas law requires all real estate license holders to give the following information about brokerage services to prospective buyers, tenants, sellers and landlords. TYPES OF REAL ESTATE LICENSE HOLDERS: . The written agreement must state who will pay the broker and, in conspicuous bold or • A BROKER is responsible for all brokerage activities, including acts performed by sales underlined print, set forth the broker’s obligations as an intermediary. A broker who acts agents sponsored by the broker. as an intermediary: • A SALES AGENT must be sponsored by a broker and works with clients on behalf of the broker. • Must treat all parties to the transaction impartially and fairly; A BROKER’S MINIMUM DUTIES REQUIRED BY LAW (A client is the person or party • May, with the parties’ written consent, appoint a different license holder associated with that the broker represents): the broker to each party (owner and buyer) to communicate with, provide opinions and • Put the interests of the client above all others, including the broker’s own interests; advice to, and carry out the instructions of each party to the transaction. • Inform the client of any material information about the property or transaction received by • Must not, unless specifically authorized in writing to do so by the party, disclose: the broker; o that the owner will accept a price less than the written asking price; • Answer the client’s questions and present any offer to or counter-offer from the client; and o that the buyer/tenant will pay a price greater than the price submitted in a written offer; • Treat all parties to a real estate transaction honestly and fairly. and o any confidential information or any other information that a party specifically instructs A LICENSE HOLDER CAN REPRESENT A PARTY IN A REAL ESTATE TRANSACTION: the broker in writing not to disclose, unless required to do so by law.
AS AGENT FOR OWNER (SELLER/LANDLORD): The broker becomes the property AS SUBAGENT: A license holder acts as a subagent when aiding a buyer in a transaction owner’s agent through an agreement with the owner, usually in a written listing to sell or without an agreement to represent the buyer. A subagent can assist the buyer but does property management agreement. An owner’s agent must perform the broker’s minimum not represent the buyer and must place the interests of the owner first. duties above and must inform the owner of any material information about the property or transaction known by the agent, including information disclosed to the agent or subagent TO AVOID DISPUTES, ALL AGREEMENTS BETWEEN YOU AND A BROKER SHOULD by the buyer or buyer’s agent. BE IN WRITING AND CLEARLY ESTABLISH: • The broker’s duties and responsibilities to you, and your obligations under the AS AGENT FOR BUYER/TENANT: The broker becomes the buyer/tenant’s agent by representation agreement. agreeing to represent the buyer, usually through a written representation agreement. A • Who will pay the broker for services provided to you, when payment will be made and buyer’s agent must perform the broker’s minimum duties above and must inform the buyer how the payment will be calculated. of any material information about the property or transaction known by the agent, including information disclosed to the agent by the seller or seller’s agent. LICENSE HOLDER CONTACT INFORMATION: This notice is being provided for information purposes. It does not create an obligation for you to use the broker’s services. AS AGENT FOR BOTH - INTERMEDIARY: To act as an intermediary between the parties Please acknowledge receipt of this notice below and retain a copy for your records. the broker must first obtain the written agreement of each party to the transaction. Marcus & Millichap 9002994 [email protected] 972-755-5200 Licensed Broker/Broker Firm Name or Primary Assumed Business Name License No. Email Phone Tim A. Speck 432723 [email protected] 972-755-5200 Designated Broker of Firm License No. Email Phone Craig R. Swanson 538612 [email protected] 512-388-7800 Licensed Supervisor of Sales Agent/Associate License No. Email Phone
Sales Agent/Associate’s Name License No. Email Phone Regulated by the Texas Real Estate Commission Information available at www.trec.texas.gov Buyer/Tenant/Seller/Landlord’s Initials Date IABS 1-0 PROPERTY LOGO
EXCLUSIVELY LISTED BY
TIM SPECK Texas Broker of Record First Vice President District Manager, Dallas Office Direct: (972) 755-5200 // Fax: (972) 755-5210 [email protected] License: TX 9002994