A dispute between Baldwin City officials and the owner of a downtown sports bar, The Bullpen, could force the business to close as the city moves to change lease terms for a building it owns. However, after a lengthy and at times tense discussion, city officials voted to extend the current lease by 30 days (end of May 2026) to allow for further negotiations.
The sports bar has been operating in the former police station since November 2021 after the city approached owner Niki Manbeck about converting the property into a business. At the time, she said the agreement included reduced rent for the first two years of a five-year lease while she invested her own money into renovating the building. She operated under what is known as a “net one” lease structure, meaning she was responsible for certain maintenance costs.
Manbeck said she paid for improvements including electrical upgrades, ventilation systems, flooring and the installation of an ADA-compliant restroom. The work was done on a building the city still owns.
“We agreed that the first year I would pay $800 and the second year $900, then years three through five would be at market rate of $1,000,” Manbeck said.
While city officials say the review is part of a larger effort to standardize lease agreements, the discussion at the April 7 council meeting revealed disagreements about the city’s role as a landlord and what constitutes a “fair” lease structure. Several council members and city officials expressed concern about the city being in the leasing business at all.
“I do not like the city being in a lease business,” one official said during the meeting. “I don’t think we should be in a lease business.”
Others echoed that sentiment, suggesting the city should eventually sell its properties rather than continue leasing them. Still, officials acknowledged they must resolve the current lease situation.
Mayor Gerry Cullumber emphasized the need to move toward a “triple net” lease model- where tenants pay property taxes, insurance and maintenance- calling it a standard business practice that protects the city financially. At the same time, council members also raised concerns about fairness and consistency across tenants. Officials discussed disparities in current lease rates, noting that The Bullpen and another downtown business pay about 48 cents per square foot, while another city-leased property pays closer to 30 cents.
Manbeck pushed back, arguing that abrupt changes to the lease structure would make it difficult for her business to survive. She reiterated that her 2024 profit was $17,000, much of which has already been reinvested into the building, and said she originally planned to remain in the space long-term.
“I certainly would not have invested $38,000 to be here for five years and then out the door,” she added.
She also warned that increasing costs could lead to the same outcome she experienced at a previous location, where rising rent ultimately forced her to leave, resulting in a vacant downtown building. The discussion brought up larger policy concerns, including whether offering reduced rent or modified terms to one tenant could be seen as unfair to other business owners in the community.
“How do I explain that to other businesses?” Cullumber said. “They’re going to point out, ‘You’re doing it down the street at The Bullpen.’”
Ultimately, the council approved a 30-day extension of the current lease under its existing terms, keeping rent at $1,000 for the month while negotiations continue. Manbeck said she would accept the extension but could not agree to the proposed long-term lease as it stands.
“I don’t want to put this through a continual 30-day extension,” one council member said. “This lady’s got a business to run.”
Both parties said they’d be willing to continue discussions, including looking into a standardized rate based on square footage and working through complications in insurance requirements under a triple net lease.
If an agreement cannot be reached, Manbeck has said she is still prepared to vacate the building when the lease ultimately expires at the end of May 2026.
