Business plan & lease proposal — June 2026
MaestraMarketing.com & T.O.G.I.T.
A daytime creative agency and a premium nighttime experience — 12pm to 12am, seven days a week.
421 E 6th Street, Suites B–D, Austin TX 78701
Who we are
Mary Formichelli — founder
Twenty years of B2B sales, marketing, and community building. One of the first nationally recognized SEO consultants in the country — 2003. Built a managed IT firm's monthly recurring revenue from $85,000 to $115,000 with 100% client renewal. Closed $167,000 in new business in a single quarter with zero inbound leads and was named MVP. Relocated to Austin in 2014. Spent six nights a week in May 2026 doing direct field research across every entertainment district in downtown Austin — talking to bar owners, musicians, comedians, and venue managers. This building is where the business belongs.
The market
Downtown Austin is the most bar-dense zip code in the United States
Zip code 78701 ranks #1 nationally for bars per capita — 88 bars, one for every 67 people — plus 250+ live music venues operating nightly. People fly in from across the country to experience this district. The musicians, comedians, and creatives who make it electric are too busy performing at night to manage their digital presence during the day. MaestraMarketing fills that gap, embedded inside the district, starting at noon.
Business one — MaestraMarketing.com (daytime, noon to 9pm)
Social media management and digital marketing for the creative economy of Dirty 6th
Clients — musicians, comedians, bar owners, and local businesses — walk in with raw video and social media problems. We edit, schedule, and post across Instagram, TikTok, YouTube, Facebook, LinkedIn, and SoundCloud. We build websites, landing pages, and Linktrees. We optimize their digital profiles. The main room (approximately 1,250 sq ft) serves as our open creative studio and client walk-in space. The private office (approximately 375 sq ft) handles production, editing, and client consultations.
New clients/month
25
Starting June 2026
Monthly retainer
$300
Per client
MRR by month 6
$18,000
Retainers only
Business two — T.O.G.I.T. (nighttime, 9pm to 9am)
The Only Game In Town — private invitation-only poker experience
A curated, premium private social experience for business owners, creatives, and industry players. 30 invited guests. $100 at the door covers everything — drinks, cigars, food, security, and private drivers home. Legal. Elegant. The same clients MaestraMarketing serves during the day become T.O.G.I.T. guests at night. The space transforms seamlessly from creative studio to private lounge after 9pm.
Month 1 — Mondays only (4 nights)~$5,400 net
Month 2–3 — scaling to 3 nights/week~$16,200 net
Month 4+ — 5 nights/week at capacity~$27,000 net
Daily schedule — 421 E 6th, suites B–D
12pm – 9pm
MaestraMarketing open studio. Client walk-ins, content editing, social media posting, website builds, consultations. Staff on site daily.
9pm – 9am
T.O.G.I.T. private experience. Invitation-only. 30 guests maximum. Security on premises. Private drivers available for guests departing.
7 days/week
The space is active and generating revenue every single day. No dark nights. No vacant days.
What this means for 421 E 6th
A tenant who activates the building around the clock
MaestraMarketing brings 25+ new creative clients through the building every month during the day — musicians, comedians, bar owners, and local business owners who become regulars in the district. T.O.G.I.T. brings a curated nighttime clientele of business owners and industry players who spend money, stay late, and come back. This is not a quiet office tenant. This is a business that makes the building a destination.
Lease proposal
Year one — July 2026 to June 2027
$4,000/mo
Build-out rate while both businesses establish their client base and operating rhythm. Committed tenancy. Full operations from day one.
Year two — July 2027 to June 2028
$7,000/mo
Rate increases as both businesses reach full operating capacity. Long-term commitment to the space and the district.
Available on July 1, 2026
First month's rent$4,000
Last month's rent$4,000
Security deposit$4,000
Total delivered at signing$12,000
Why this proposal makes sense for Michael
The suites are currently generating nothing. A committed tenant with $12,000 cash at signing, a track record of building revenue from scratch, and two businesses that activate the space 21 hours a day is worth more than a higher monthly number from a tenant who may struggle to sustain it. The $7,000 year-two rate exceeds the asking price — and arrives backed by proven operating revenue.
Combined revenue projection
Month 1 — MaestraMarketing retainers + T.O.G.I.T. Mondays~$8,400
Month 3 — retainers growing + T.O.G.I.T. 3 nights~$25,200
Month 6 — full retainer base + T.O.G.I.T. 5 nights~$45,000
Year two monthly rent as % of month-6 revenue~15%