Neducsin files to evict Kildares over 1/4 Million in back rent- seachange for Main Street?

**Hal** · 12-20-2010, 06:44 PM

In an unprecedented turn of events, heavyweight Main Street landord Neducsin GPII has sworn out legal papers that Kildares of Manayunk owes over 1/4 million in back rent.
Kildares was told to get out as of November 19, and is now facing eviction!

LT 10-12-13-4673

http://fjdclaims.phila.gov/phmuni/cm...caseID=1028554

Does this signal the end of Main Street's days as "frat row"?
Is this a bold move by a trendsetting landlord to bring fine dining back to Manayunk?
Is this the reason for Chef Joe Scarpone's recent defection from Agaito?

Stay tuned for more!

Hal

**billy ross** · 12-20-2010, 06:47 PM

Originally Posted by Hal

In an unprecedented turn of events, heavyweight Main Street landord Neducsin GPII has sworn out legal papers that Kildares of Manayunk owes over 1/4 million in back rent, and is seeking to eviction!

LT10-12-13-4673

Does this signal the end of Main Street's days as "frat row"?
Is this a bold move by a trendsetting landlord to bring fine dining back to Manayunk?
Is this the reason for Chef Joe Scarpone's recent defection from Agaito?

Stay tuned for more!

Hal

More likely it's a high stakes game of chicken. Either that, or Kildare's is teetering.

**Hal** · 12-20-2010, 06:50 PM

So, how long does it take to rack up 1/4 million in back rent?
Rent is $12,000 a month, base, plus a % of liquor sales.

Yikes, seems like they put down a $12,000 security deposit....

Now, let's assume for argument's sake that
Chef Scarpone had an opportunity to shift Agiato to this Main Street location
or had an opportunity to re-start Sovalo in the former Kansas City Prime site:

Would Agiato/Sovalo be more successful than Kildares?

Hal

**PASnow** · 12-20-2010, 07:12 PM

I think I heard a few years ago Kildaires had overexpanded. Opening up numerous locations within only a few years of it's existance, without saving much in a rainy day fund. Wasn't one Kildaire's already sold or changed over to something else? Plus there are one or two Doc MacGrogan's oyster houses which I think are the same owner.

Anyway, I wouldn't be entirely surprised. Although I wouldn't throw the baby out with the bathwater either. Main Street has been home to "frat row" for 20 years. A simple Kildaire's closing wouldn't change that.

**itsallgood** · 12-20-2010, 08:10 PM

Check the philly common pleas public court records, search kildare's. Settle in for the evening, lots of reading, lawsuits aplenty. About 54 of them, philadelphia county alone, never mind the suburban counties, there are plenty there too.
Don't miss the judgement in favor of the city- $370,000 owed. Many personal injury lawsuits, contractors and vendors not getting paid. Epic.

**3rd&Brown** · 12-20-2010, 08:43 PM

I'm not sure what Scarpone/Agiato has to do with Kildares.

Regardless, it took two years for Joe to get all the way through the approval process with the ridiculous demands of the Manayunk neighborhood council. He'd have to be mentally deranged to put himself through that again, and I'm sure he'll never forget it. Lest you all forget that he had children to feed and a mortgage to pay during that time...the cost of doing business with little neighborhood feifdoms.

In the time that he was wrestling with the Manayunk neighborhood council, another chef -Matthew Levin, who was also committed to opening a restaurant in Manayunk, had the sense to withdraw, find a new space, create a new concept, build the restaurant, and open, ALL prior to Joe Scarpone got final approvals to open. Add to that, Adsum had already been open for 4 months and was the recipient of rave reviews and crowds. What does Manayunk have to show for it? It still hasn't learned its lesson.

**3rd&Brown** · 12-20-2010, 08:47 PM

$12,000/month for a space on Main Street? That's highway robbery. And no, Sovalo would not carry a space that costs $12,000 per month. Pipe Dream.

**PASnow** · 12-20-2010, 09:04 PM

Originally Posted by 3rd&Brown

$12,000/month for a space on Main Street? That's highway robbery. And no, Sovalo would not carry a space that costs $12,000 per month. Pipe Dream.

I think that's a little extreme. I'm sure Kildaire's can probably pull in $12,000 on a good night easy. I think the bigger problem was instead of focusing on one bar to succeed, he opened about 10. Each one probably suffers their own ebbs & flows.

**Brooke** · 12-20-2010, 10:08 PM

$12K/month seems like conjecture. I remember hearing Patou's rate on Old City at something around $3-4K/month and he couldn't support that...I can't imagine Manayunk rent is more than Old City rent.

**Hal** · 12-20-2010, 10:16 PM

Originally Posted by Brooke

$12K/month seems like conjecture. I remember hearing Patou's rate on Old City at something around $3-4K/month and he couldn't support that...I can't imagine Manayunk rent is more than Old City rent.

Actually, $12,000 per month is the base rent set in 2003.
Plus over $1,2000 per month in fees and taxes.
That's locked in from 2003 to 2013

And that is not including receipts.
Add on 8% of sales from $2 million to $3.99 million
Add on 6% of sales from $4 million to $4.99 million
Add on 5% of sales above $5 million.

If you include a pro-rata at $5 million annual, that means you are anticipating $41,668 per month for gross receipts.

Hal

**Brooke** · 12-20-2010, 10:23 PM

Did you do the lease? I'm just wondering where you got the numbers from. If that's truly the case, we all know why Kildare's is not able to pay the rent. They were stupid.

**Hal** · 12-20-2010, 10:32 PM

Originally Posted by Brooke

Did you do the lease? I'm just wondering where you got the numbers from.

C'mon, if I WAS the drafting attorney, I couldn't talk about it
(FYI being the scrivener-attorney is sorta like fight-club, you don't talk about it...)

An unredacted copy of the lease was included as an exhibit to the eviction filing.

See docket entry #7 at pages 2 & 3.

Philadelphia Municipal Court

Hal

**Brooke** · 12-20-2010, 10:34 PM

Originally Posted by Hal

An unredacted copy of the lease was filed as an exhibit to the eviction filing.

See docket entry #7 at pages 2 & 3.

Philadelphia Municipal Court

Hal

Ah. Yeah, Kildare's is destined to fail signing leases like that.

**Hal** · 12-20-2010, 11:15 PM

Originally Posted by Brooke

Ah. Yeah, Kildare's is destined to fail signing leases like that.

Interesting- how many OTHER Main Street bars have comparable leases?

Are we seeing the highpoint of the $3k per week leases based on late-night beer sales?

Hal

**D-man** · 12-21-2010, 08:12 AM

Keep in mind that Kildare's is actually 2 storefronts and occupies 2 floors.

That being said, that lease is ridiculous. I'm glad Kildare's is leaving and we now have the opportunity to replace something crappy with something desirable. Let's not blow it MNC.

**ArcticSplash** · 12-21-2010, 08:51 AM

Hispster soy-based tofu vegan lesbian coffee haus, here we come!

I'm gonna wait til this settles down and then start a rumor that Crown Fried Chicken is going to move into the space. Watch all the 'yunks commit hari kari.

**eldondre** · 12-21-2010, 09:12 AM

they should move to overbrook/city line...closer to underserved st joes

**mixiboi** · 12-21-2010, 11:52 AM

Originally Posted by MayfairMeat

Hispster soy-based tofu vegan lesbian coffee haus, here we come!

I'm gonna wait til this settles down and then start a rumor that Crown Fried Chicken is going to move into the space. Watch all the 'yunks commit hari kari.

I'll make the signs.

**Fallseur** · 12-21-2010, 12:07 PM

Originally Posted by MayfairMeat

I'm gonna wait til this settles down and then start a rumor that Crown Fried Chicken is going to move into the space. Watch all the 'yunks commit hari kari.

**desolate** · 12-21-2010, 01:12 PM

Originally Posted by MayfairMeat

Hispster soy-based tofu vegan lesbian coffee haus, here we come!

I'm gonna wait til this settles down and then start a rumor that Crown Fried Chicken is going to move into the space. Watch all the 'yunks commit hari kari.

A Cafe and a community center with a bike repair shop.

and it needs to respect the ethnic and cultural heritage of the Manyunk Indians.