Dickey's Barbecue Pit Franchise in Waco, TX
Turnkey Operation | Strong Sales Momentum | Near Baylor University | Growth Potential
Description
Seize this established Dickey's Barbecue Pit in Waco, Texas – a turn-key operation with strong sales momentum and untapped upside from its proximity to Baylor University. With 20,000+ students, football games, events, and new student housing developments nearby, this location is poised for explosive growth in catering and daily traffic. Iconic Dickey's brand – the nation's largest barbecue chain with 500+ locations. Fully equipped and compliant with current Dickey's standards (new build-out would cost >$350,000). All FF&E in excellent condition, valued over $200,000. Deeply discounted at $95,000 due to seller's out-of-state move. Comprehensive corporate training + ongoing support fully covered by seller. Transfer fee included. Established POS system, online ordering, and 3rd-party delivery integrations (DoorDash, Uber Eats) driving revenue. Favorable long-term lease with renewal options; 2024 rent ~$6,280/month (includes NNN).
Financial Information
Asking Price
$95,000
Gross Revenue What is Gross Revenue?
All annual business income (prior calendar year or trailing 12 months) before any cost-of-sales or expenses have been deducted.
What is Gross Revenue?
All annual business income (prior calendar year or trailing 12 months) before any cost-of-sales or expenses have been deducted.
$1,001,000
Cash Flow (SDE) How Cash Flow is Calculated:
Arrived at by starting with your net (before tax) profit. Then, add back in any payments made to the owner, interest and any depreciation of assets.
For example, if the net profit before taxes was $100,000 and the owner was paid $70,000 then the cash flow is $170,000.
How Cash Flow is Calculated:
Arrived at by starting with your net (before tax) profit. Then, add back in any payments made to the owner, interest and any depreciation of assets.
For example, if the net profit before taxes was $100,000 and the owner was paid $70,000 then the cash flow is $170,000.
$150,000
EBITDA What is EBITDA?
Earnings Before Interest, Taxes, Depreciation and Amortization
What is EBITDA?
Earnings Before Interest, Taxes, Depreciation and Amortization
Not Disclosed
Property Details
Location
Waco, TX (McLennan County)
Real Estate
Leased
Building SF
3,400 sq ft
Lease Expiration
Long-term lease with renewal options
Employees
Not Disclosed
Rent
$6,280/month (includes NNN)
Established
2013
Category
Restaurant
Additional Information
Facilities
Fully equipped 3,400 sq ft restaurant in prime Waco location near Baylor. Includes all FF&E: smokers, ovens, POS system, furniture – valued >$200K. Beer/wine license active. Long-term lease with renewals. Turn-key setup compliant with Dickey's standards. (Build-out alone >$350K new.) Excellent condition, ready for immediate operation.
Growth & Expansion
Untapped potential in catering (2025 YTD ~$28K, but scalable via campus events/tailgates). Add Dickey's new breakfast menu, extend hours for student rush. Leverage 3PV sales (~30% of revenue). New luxury housing 2025-26 increases traffic. Semi-absentee now; hands-on owner could add $50K-$80K SDE. Projected 2025 revenue $1.08M+ with targeted marketing.
Reason for Selling
Relocation – Ideal for Absentee or Hands-On Owner
Franchise
This business is an established Dickey's Barbecue Pit franchise
Interested in This Listing?
Contact us to learn more about this opportunity
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