9 Acres.
Three Competing
Models.
560 Town Center Drive · Jarrell, TX 78644 · 9 acres at the I-35 interchange, 35 miles north of Austin. 13|7 FrameWorks LLC as general contractor — cost-plus 20% with contingency, three models, one decision.
Development Models
Three Options. One Site. Built by 13|7 on Cost-Plus 20% Terms.
13|7 FrameWorks LLC is the general contractor on open-book, cost-plus 20% terms with contingency — transparent pricing that runs materially below typical lump-sum GC contracts across all three models.
The Destination
Grandscape-inspired entertainment district
- ›Anchor restaurant / bar — $2.1M build
- ›Covered event pavilion — 2,000-person
- ›6 retail boutique bays
- ›Food truck court — 12 bays
- ›Outdoor amphitheater
Self-Build
$7,755,000
Market Rate
$10,500,000
vs. Lump-Sum GC
$2,745,000
Equity (35%)
$2,714,250
Target IRR
28–32%
Equity Multiple
3.8x
Revenue Scenarios
DSCR
P25 / P50 / P75P25
1.27x
P50
2.78x
P75
5.40x
§168(k) Year 1 Tax Shield
Deduction: $2,791,800
$1,032,966
Risk Profile
High — outside equity + experienced F&B operator JV required
The Yard
Truck Yard beer garden + landmark shelter campus
- ›Main bar building + kitchen — $2.31M
- ›Treehouse bar + Airstream station
- ›3 shade pavilions (3 × 30×60)
- ›8 rotating food truck bays
- ›Live music stage + A/V
Self-Build
$4,660,000
Market Rate
$6,750,000
vs. Lump-Sum GC
$2,090,000
Equity (35%)
$1,631,000
Target IRR
26–30%
Equity Multiple
3.66x / 5.22x REPS-adjusted
Revenue Scenarios
DSCR
P25 / P50 / P75P25
1.30x
P50
2.91x
P75
6.15x
§168(k) Year 1 Tax Shield
Deduction: $1,537,800
$568,986
Risk Profile
Moderate — proven format; PEMB shelters are native 13|7 capability
The Compound
Flex industrial NNN + entertainment overlay
- ›8 flex buildings — 40,000 SF NNN
- ›Bar building — $1.75M
- ›Event hall — $1.5M
- ›Food truck court — $300K
Self-Build
$9,350,000
Market Rate
$12,500,000
vs. Lump-Sum GC
$3,150,000
Equity (35%)
$3,272,500
Target IRR
17–20%
Equity Multiple
2.23x
Revenue Scenarios
DSCR
P25 / P50 / P75P25
0.92x⚠
P50
1.90x
P75
3.61x
§168(k) Year 1 Tax Shield
Deduction: $2,524,500
$934,065
Risk Profile
Lowest — NNN debt service anchor (40K SF flex buildings)
⚠ Disclosure
P25 DSCR = 0.92× — BELOW 1.0× — debt service not covered at adverse scenario. Must be disclosed to all lenders and investors.
Model C Adverse Scenario Disclosure (Required)
Model C P25 DSCR = 0.92× — below 1.0× — debt service is not covered by operating income at the adverse scenario. This must be disclosed prominently in all lender and investor materials. P50 DSCR = 1.90×; P75 = 3.61×. All projections are modeling estimates, not guarantees. CPA/CFA review required before lender or investor distribution.
Market Context
Austin MSA · Williamson County · Jarrell
The Opportunity
35 Miles of
Entertainment Void
Between The Junction (Georgetown, 17 mi south, opens Summer 2026) and Salado (18 mi north), there is no entertainment destination on the I-35 corridor. Jarrell sits at the exact midpoint of a gap in the fastest-growing county in Texas.
35
miles
entertainment void on I-35
#1
county
fastest-growing in Texas
$9.6B
market
Austin culinary economy
80K
daily
vehicles on I-35 at Jarrell
Trade Area Analysis
Primary Trade Area
- ›Population ~10,000 · growing +14.3%/yr
- ›Median HHI $102K–$111K
- ›Median age 34–39
- ›Homeownership 88.1%
- ›Households with children 39.9%
- ›37% Hispanic population
Secondary Trade Area
- ›Georgetown ~74,000 residents
- ›Taylor ~18,000 (Samsung corridor)
- ›County employment growth Top 10 US (+2.5%/yr)
- ›The Junction: opens Summer 2026 · 17 mi south (nearest competitor)
Regional Trade Area
- ›Austin metro 2.47M population
- ›Eatertainment preference: 78% of millennials
- ›$100K+ HHI share of restaurant spending: 60%
- ›Austin MSA: fastest-growing metro in TX
Jarrell Economic Development Corp
City-Level Incentives Available
Precedent Award
$25,000 Type B grant awarded to The Granary (Jarrell outdoor BBQ + entertainment), July 2021 — confirms JEDC appetite for hospitality and entertainment projects.
JEDC Contact
Traci Anderson
t.anderson@cityofjarrell.com · 512-746-4593 ext 120
Available Programs
- ›Property tax abatement up to 10 years
- ›Chapter 380 economic development rebates
- ›FTZ 183 service area designation
- ›Fast-track permitting program
- ›Fee reimbursements
- ›Workforce training support
- ›Texas Enterprise Fund access
Tax Efficiency
Section 168(k)
Accelerated Depreciation
Entertainment venues qualify for significant Year 1 bonus depreciation under OBBBA 2025. Bar equipment, A/V systems, PEMB outdoor structures, shade pavilions, and FF&E are 5–7 year personal property or 15-year land improvements under MACRS GDS. Tax rate assumption: 37%.
60% eligible capex
Year 1 Bonus Deduction
$0
Year 1 Tax Shield @ 37%
$0
5-Year Cumulative Shield
$1,653,310
Restaurant/bar equipment, A/V, FF&E, 15-yr land improvements
55% eligible capex
Year 1 Bonus Deduction
$0
Year 1 Tax Shield @ 37%
$0
5-Year Cumulative Shield
$934,016
PEMB pavilions, bar equipment, stage/A/V, kitchen FF&E
45% eligible capex
Year 1 Bonus Deduction
$0
Year 1 Tax Shield @ 37%
$0
5-Year Cumulative Shield
$1,568,237
Bar equipment, event hall FF&E, food truck infrastructure
Model B · Capital Velocity
REPS-adjusted return outperforms larger models
3.66x
Pre-Tax Equity Multiple
5.22x
REPS Tax-Adjusted EM
26–30%
5-Year Target IRR
Investor Tax Position
Three Utilization Scenarios
Full deduction in the year of asset placement. The investor (or spouse) must materially participate in real property trades or businesses for >750 hrs/yr. Offsets W-2 or passive income dollar-for-dollar with no Section 461(l) cap.
Partial deduction available in year of placement, subject to the excess business loss limitation. Carryforward of disallowed losses to future years. Works best for investors with active business income to offset.
Depreciation deduction defers to disposition of the asset or passive income generated by the investment. Offsets capital gains at exit. Effective for investors who cannot claim REPS or exceed the §461(l) cap.
Get in Touch
This is a live opportunity. Let's talk.
13|7 FrameWorks LLC
General Contractor · Cost-Plus 20%
560 Town Center Dr · Jarrell TX 78644
Analysis Package
Full analysis available to qualified investors and lenders:
- ›54-page market and financial report
- ›XLSX financial model with 156 verified formulas
- ›CPA/CFA supplemental analysis
- ›Pro forma by model with sensitivity tables
Model B Best Risk-Adjusted
$4.66M self-build capex · $1.631M equity required · 26–30% target IRR · DSCR passes at P25 (1.30×) · REPS-adjusted EM = 5.22×
This site presents development analysis for internal and investor review. All financial projections are modeling estimates, not guarantees. CPA and CFA review has been applied but does not constitute legal, tax, or investment advice. 13|7 FrameWorks LLC internal use · July 2, 2026.