Chairs upturned, barren bookcases, and an empty refrigerator occupy a once bustling locale now recognized as Vice Versa Coffee & Vinyl Records.
Affixed to the entrance, a printed notification for patrons states, “Owing to regrettable circumstances, Vice has permanently ceased operations.”
The shutdown of the café transpired following a series of financial obstacles commencing in 2023, when the cooling system in the historic edifice malfunctioned, disclosed Vice founder Vincent Guerrero.
Guerrero elucidated that the café shuttered for a span of 45 days due to intolerable heat for both employees and patrons. Subsequently, that summer became synonymous with the hottest summer in San Antonio.
As lessees, Vice bore the responsibility of rectifying the defective cooling system, affirmed Don Thomas, the managing partner at St. Paul Square.
Upon its inception two years ago, Vice, alongside subterranean jazz haunt Versa, endeavored to allure crowds with an unconventional concept in a specialized setting. While the establishment managed to amass a loyal customer base, Guerrero articulated that challenges in meeting the $8,000 monthly rental obligation coupled with air conditioning woes culminated in the café's closure on March 31.
On the upper floor, Zen Haus and Beauty Haus—a gastronomic and artistic enclave and micro-spa studio owned by Guerrero's former business partner Jonabelle Timms—persist in operation. The placard on the erstwhile Vice Versa entrance beckons patrons to “Ascend to ZenHaus on the second story, beneath BeautyHaus, for refreshing beverages and more!”
The property management notified Guerrero on March 28 of the imperative for Vice to vacate the premises by April 1 due to outstanding rent and contravention of lease terms, including non-compliance with stipulated business hours. Guerrero orchestrated a final clandestine gathering on Sunday and expressed gratitude to the community for their patronage of Vice Versa Coffee & Vinyl Records.
Zen Haus commenced serving natural infusions and Timms' own rendition of milk-based smoothies, dubbed “smashes,” in November 2023. Just last week, Zen Haus personnel received training in utilizing the espresso apparatuses Guerrero bequeathed after Vice's closure. Guerrero voiced optimism that redirecting clientele to Zen Haus would sustain a steady influx of customers, yet Timms expressed apprehension over a potential decline in foot traffic sans Vice Versa.
Guerrero affirmed that Vice Coffee marks not his final entrepreneurial foray in San Antonio. He has set his sights on a location along Broadway Street. Meanwhile, he intends to embark on travels and disconnect from business affairs.
St. Paul Square businesses
"The expectations are exceedingly high" for enterprises within St. Paul Square, remarked Timms. "The challenge lies in the fact that they expect businesses to foster community growth, yet they levy rates as though the community already exists."
Vice occupied a spot along Heiman Street, overlooking The Espee and Alamodome, situated opposite St. Paul Square's principal thoroughfare on Commerce Street. ZenHaus and BeautyHas stand adjacent to each other, oriented in the same direction.
Guerrero noted the scant pedestrian activity during mornings and weekdays, hence refraining from opening the café at 6 a.m. Underground gatherings compensated for financial shortfalls when café revenues fell short. Timms, too, curated a roster of events. The remainder of April features sessions on crochet, jewelry crafting, and lamp ceramics; a tarot card session, a rendezvous with one's inner child, and an evening dedicated to yoga.
"I understand now why [Guerrero] organized these grand events because I need to cover rent somehow, there's no steady flow of customers on a daily basis," observed Timms. "If nobody is coming in, where does the revenue stream originate?"
Prior to Vice Coffee, the same space at St. Paul Square was occupied by local vegan market Lucy's Bodega, prompting speculation on the viability of businesses in the East Side district.
Despite recent closures, the area boasts several bars and eateries, including Toro Kitchen + Bar, which also oversees the subterranean venue Cellar Mixology and Cuishe Cocina Mexicana. The proprietors are set to unveil a fourth venture, Boombox Pizza, imminently. Additionally, Francis Bogside is poised to expand with a comedy venue in its basement, while Suck It Ramen and Sushi expanded last year to incorporate its own mixology component.
Property conglomerate CBRE Group acquired St. Paul's Square in 2019, when occupancy stood at 70%, but the advent of the COVID-19 pandemic precipitated a reduction to 70% vacancy.
Presently, it is 80% leased with a 70% occupancy rate and 30% vacancy, Thomas disclosed.
"We're taking considerable risks with startup and local enterprises, and it's not always smooth sailing for these businesses to establish a lasting presence," Thomas acknowledged. "Nevertheless, we aspire to be a local destination."
The management intends to organize a Fiesta event next year to draw more visitors to the vicinity and is collaborating with Hemisfair and Centro San Antonio for downtown events and programming to complement other downtown attractions.
"This district hasn't achieved success in the 35 years I've been here," Thomas lamented. He cited impediments such as the railroad tracks and I-37, which segregate the district from the city center.
Hence, the management endeavors to maintain competitive rents, significantly lower than those in Southtown, the Pearl, and the Quarry, Thomas emphasized. Typically, retail rents in St. Paul Square hover around $35 per square foot, he stated.
"It's a distinct undertaking. Our aspiration is for the district to rival ... Southtown or the Pearl," he asserted.
Achieving this objective necessitates an uptick in pedestrian traffic within the district's relatively low density, Thomas articulated. Timms and Guerrero opined that additional parking spaces, residential units, and enhanced marketing are imperative.
"Until the district achieves full occupancy and its businesses thrive, it will remain a challenge," Thomas concluded. "The Pearl benefits from a larger footprint and the surrounding density. Southtown benefits from established neighborhoods that provide patronage for its businesses."
Reflecting on his tenure, Guerrero marveled at his ability to foster a community at the café despite the dearth of foot traffic.
"If you can make it here, you can make it anywhere," he mused.
