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Evolving Business Models Workbar Boston

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Presentation by Bill Jacobson, Workbar Boston.

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Evolving Business Models Workbar Boston

  1. 1. THE STORY OF THE WORKBAR NETWORK European Coworking Conference, Lisbon 2014 Bill Jacobson bill@workbar.com @instantbill 617.388.7136
  2. 2. Boston Attractions Sports!
  3. 3. Boston Attractions Sports! Schools!
  4. 4. Boston Attractions Sports! Schools! Coworking!
  5. 5. Boston is Crazy for Coworking! London Boston
  6. 6. ROUND 1: THE BEGINNING ROUND 2: REFINEMENT ROUND 3: NETWORK
  7. 7. A Start With a Personal Want
  8. 8. A Start With a Personal Want
  9. 9. What do we want? Improve work/life balance Foster community Be convenient and enjoyable redo the office around people choosing to be there
  10. 10. Embrace Work/Life Blur
  11. 11. Embrace Work/Life Blur
  12. 12. Embrace Work/Life Blur
  13. 13. Embrace Work/Life Blur
  14. 14. Foster Community through diverse interaction Prof. Robert Krim Theory of bump and connect
  15. 15. Convenient and Enjoyable through a flexible membership model access occasional 24/7 backpack lots of stuff space Daily $30/day Part-Time $125/month Full-Time $350/month Dedicated $600/month Teamroom $600/month times # people All card carrying members Companies have members with different membership types
  16. 16. Lead to Hybrid Space Model 80/20 rule
  17. 17. It Worked! 800 sq m center A membership of: ~ 100 monthly members ~ 50 daily members Brings: 50-80 people each weekday 30-35% profit margin, but… nothing to write home about with only 800 sq m. (sort of)
  18. 18. A couple years on, the tech companies
  19. 19. ROUND 1: THE BEGINNING ROUND 2: REFINEMENT ROUND 3: NETWORK
  20. 20. Open Another Location Great Location Larger Space – 1,200 sq m Urban live/work neighborhood, steps from transit, young demographic Better to amortize costs and improve rev/profit potential
  21. 21. Evolve the 80/20 Space Model Café – Commons – Study – Switchboard Street access, setup like a café, only for members, no dedicated or office seats, doubles as event space
  22. 22. Evolve the 80/20 Space Model Commons Study Switchboard collaborative area a quiet zone phone friendly Each neighborhood with slightly different setup, All with a mix of open, dedicated seating and teamrooms
  23. 23. It Worked! (even better!) Cambridge membership of: ~ 250 monthly members ~ 70 daily members Brings: 120-160 people each weekday Still 30-35% profit margin due to higher rent, but… Bigger is better.
  24. 24. but… Trouble in Paradise Rents keep going up Hard to scale a real community Problem 2: 150 people is upper limit for a cohesive community Problem 3: 4,000 sq m would mean 800+ paying members Problem 1: Model struggles with rising rents
  25. 25. and… Commute Matters Problem 4: 10-20 min ideal commute means locations beyond dense urban cores Redmond & Mokhtarian, 2001, Transportation
  26. 26. ROUND 1: THE BEGINNING ROUND 2: REFINEMENT ROUND 3: NETWORK
  27. 27. It’s about the people…
  28. 28. It’s about the people…
  29. 29. What’s Next?
  30. 30. What’s Next?
  31. 31. What’s Next?
  32. 32. Workbar Network Package Member Connection and Space Management Tools Financial, Operational and Community Procedures and Advisors
  33. 33. Workbar Network Package Member Connection and Space Management Tools Financial, Operational and Community Procedures and Advisors
  34. 34. Workbar Network – Outerspaces Stuart Levinson • Provides month-to-month • Receive license fee for space Jon Steiman Steffan Berelowitz Nina McIntryre Kit Sirota Rick O’Halloran Alec Sibilia Dave Silva Mary Monat Kim Courtney dedicated workspace at their office (~85% membership fee) • Card carrying Workbar members • Dedicated space at Network location • Part Time Access to Workbar Locations Network Host Members
  35. 35. Workbar Network – Powered-By • Vetted set of regional coworking space operators • Operates using Workbar provided management platform and operational guidelines • Reciprocal Part time access to Workbar and Workbar Network locations • One membership community • 10% recurring revenue fee to Workbar Area Coworking Spaces and Incubators
  36. 36. Workbar Network – Center of Excellence Industry Specific Locations • Members companies apply to be part of the center • Network partner provides • Dedicated workspace • Beta-client opportunities • Mentorship • Members are part of Workbar community with access to Workbar locations and events • Host pays Workbar program fees FinTech AdTech HealthTech
  37. 37. A People-Centric Workspace Network Urban Hubs 25 Location or Industry partner locations Boston Cambridge Events Members Digital
  38. 38. That’s the Story! Bill Jacobson bill@workbar.com @instantbill 617.388.7136

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