Hay 'N Grain Biergarten
& Easy Keeper Storehouse
An opportunity to acquire and activate Alamo's most iconic commercial corner — preserving 60 years of local history while building the East Bay's premier biergarten and private barrel house.
A landmark corner, ready for its next chapter.
The Alamo Hay & Grain Co. opened at 3196 Danville Blvd in 1962. For over 55 years it anchored the walkable commercial corridor that defines Alamo's identity. Since 1980, a fiberglass chestnut horse — "Easy Keeper," named by late owner John Bellandi — has stood rooftop sentinel, the unmistakable sign that you're almost home.
The property closed in 2019. Today, the 3194–3196 parcels are available as part of the Alamo Square Portfolio — and the corner is ready for a steward with a long-term vision.
The Alamo Improvement Association and the neighbors along this corridor have been consistent about what they want here: commercial vitality that honors the town's semi-rural character. Our community letter proposing exactly that — a family gathering place that preserves the site's history — has been circulated to neighbors and AIA leadership, and the response affirmed what we believed: Alamo wants this corner kept alive.
The horse stays. The name stays. The history stays. The Storehouse name is a permanent tribute to the chestnut who has kept watch over this block for 45 years.
Three parcels. One signalized corner. Full control of the block.
3194–3196 Danville Blvd
This RaiseThe historic Hay & Grain site. $1.8M all-cash acquisition against a $2.2M list price — a negotiated basis reflecting our community-aligned, package-level position. Home of the Biergarten & Storehouse.
1481 Stone Valley Rd
This RaiseSits directly behind 3194 and L-shapes around Parcel One — with its own Stone Valley Rd frontage. Provides dedicated ingress/egress and expanded parking, distributing traffic across two access points and directly answering the corridor's #1 neighborhood concern. Effectively doubles the developable footprint of the assembly. ~$1.3M all-cash.
37 Alamo Square Dr
Secured SeparatelyThe plaza housing Lever Coffee — our existing foothold on this corner. Being acquired via SBA financing on a separate track. Keeps the corridor activated morning through evening, and gives Coalesce operating presence on both sides of the block.
A hard-corner, signalized site with the bones of a biergarten already standing.
| Address / APN | 3194–3196 Danville Blvd · 192-082-001-4 |
| Land Area | ±11,979 SF (±0.28 acres) · 3 buildings |
| 3196 — The Barn | ±2,844 SF drive-through barn · vacant |
| 3194 — Easy Keeper Bldg | ±552 SF retail (shoe repair, MTM only) |
| Construction | Metal · metal-truss roof · built 1925/eff. 1942 |
| Power | 400–800 Amps @ 120/240v (to verify) |
| Zoning | Retail Business (R-B) |
| Seller Basis | Acquired $1.70M · April 2022 (BG Hay Barn LLC) |
| 2025 Assessed Value | $1,804,053 |
| List Price / Our Basis | $2.2M ask · $1.8M negotiated (−18%) |
The signal holds this traffic in place, in front of the property, every cycle — brand impressions on the corridor's busiest corner that no advertising budget could buy.
- Metal-truss drive-through barn maps directly to the biergarten & Storehouse program — the bones are already standing
- Our $1.8M basis sits just $100K above the seller's own 2022 purchase price and within 1% of the 2025 assessed value — a disciplined entry, not a hope trade
- The signal is a marketing engine — ±44K vehicles a day stop or slow at the light directly in front of the property; every red-light cycle is captive dwell time with Easy Keeper, the barn, and the brand
- Monument sign opportunity at the hard corner — a display matched to the character and feel of the concepts, working that captive audience around the clock
- Walkable town core · immediate I-680 access
- Month-to-month tenancy only — no lease encumbrances on redevelopment
- 400–800A electrical service already on site — restaurant-grade power
One of the wealthiest trade areas in California — with nothing like this in it.
| Community | Avg HH Income |
|---|---|
| Camino Tassajara | $409,353 |
| 94507 · Alamo / Diablo | $402,056 |
| 94563 · Orinda | $370,280 |
| Blackhawk | $349,066 |
| 94549 · Lafayette | $318,555 |
| Danville | $232,216 (median) |
| San Ramon | $187,559 (median) |
- Family-friendly by design — 84% family households, 32% with kids under 18 — while rooftop seating, late service, and live music cater equally to singles and groups
- Median age 49.4 — established professionals, retirees, self-employed: every daypart is monetizable
- Affluent East Bay families currently drive to Walnut Creek or Danville for this experience
- Our model's check & turn assumptions sit 15–20% below what this demographic supports — deliberate conservatism
Conservative base case. Three compounding revenue engines.
Check averages, seat turns, and utilization are set 15–20% below demographic benchmarks. Labor is modeled on the QR-order format actually being built (25% of F&B vs 28–34% full-service). Full monthly opex — including credit card processing, direct operating, grounds, music licensing, and bookkeeping — is on the page. The interactive financial model behind these figures is available in diligence.
