Restaurant Broker

Restaurant Broker EATS Broker is a full-service Real Estate Business Brokerage practice focused on the restaurant ind

09/07/2026

5 Things to Check Before You Sign ANY Restaurant Lease

Whether it's first-generation or second-generation, these five things can make or break your restaurant lease.

In this video, restaurant broker Dominique Maddox, CBI, CFE walks through the five clauses every restaurant buyer and seller needs to check before signing: the personal guarantee (know exactly how many years you're on the hook for), the use clause (make sure it actually allows your concept, including alcohol if you need it), assignment and exit rights (can you sell or sublease later), CAM charges and annual rent escalations, and who's responsible for equipment repairs.
Get a second set of eyes on your lease before it's binding.

📩 Free lease review: www.EATSbroker.com/contact-us/
📊 Free restaurant valuation: www.EATSbroker.com/restaurant-valuations/
📞 (214)256-1811

EATS Broker is a national restaurant brokerage firm helping buyers and sellers navigate restaurant leases, valuations, and transactions across Texas and nationwide.

A lot of restaurant owners don’t think about the value of their business until they’re ready to sell.By then, it may be ...
09/06/2026

A lot of restaurant owners don’t think about the value of their business until they’re ready to sell.

By then, it may be too late to make the changes needed to maximize that value.

Knowing what your restaurant is worth can help with selling the business, buy-sell agreements, financing, exit planning, ownership transfers, and making smarter long-term decisions.

At EATS Broker, we believe restaurant owners should understand their value before they need to.

If you’re thinking about selling in the next 1–3 years, now is the time to start preparing.

DM me “VALUE” if you’d like to discuss a confidential restaurant valuation.

Most sellers have no idea their financials are being priced wrong.SDE and EBITDA are not the same number and using the w...
09/03/2026

Most sellers have no idea their financials are being priced wrong.

SDE and EBITDA are not the same number and using the wrong one can cost you six figures at the closing table.

▸ SDE = what YOU actually took home as the owner

▸ EBITDA = what the business earns if you hired a manager to run it

▸ Buyers step into YOUR shoes, not a manager’s — that’s why most restaurant deals price on SDE

▸ One-time expenses, owner health insurance, and non-recurring costs can all be added back , but the SBA requires documentation for every one of them.

If your broker isn’t walking you through this, you could be leaving real money on the table.

-Have you ever had a buyer or lender push back on an add-back? Tell us what happened in the comments.

Ready to know your number? Book your free restaurant valuation, link in bio.

A downtown Dallas sports bar, fully built out and ready to pour up drinks for the football season.This one's a turnkey o...
09/02/2026

A downtown Dallas sports bar, fully built out and ready to pour up drinks for the football season.
This one's a turnkey opportunity for the right buyer: 10+ years of operating history, a high-visibility downtown corner, and a fully equipped bar with an active liquor license already in place. Structured as an asset purchase, so the buyer starts clean: no assumed debt or liabilities.

▸ $1.5M+ in trailing twelve-month sales
▸ 10+ years of operating history downtown
▸ 36-tap draft beer system, mostly Texas breweries
▸ 112" big screen + 16 more TVs for game day
▸ Keep or convert to a new concept
▸ Asset purchase structure: clean slate, no assumed debt

Confidential opportunity. DM or call for the full package, NDA required.

📞 214-256-1811 | [email protected] | www.EATSbroker.com

08/29/2026

Restaurant owner burnout is real and it’s one of the biggest reasons owners finally decide to sell.

The problem is that many owners wait too long.

By the time they call a restaurant broker, they’re exhausted, frustrated, working too many hours, dealing with staffing problems, and ready to be done. That mindset can make the selling process much harder.

When you’re burned out, you may feel pressure to accept the first reasonable offer, rush negotiations, or make decisions based on stress instead of strategy. And if the restaurant’s financial performance has already started slipping because you’ve mentally checked out, that can directly impact what a buyer is willing to pay.

The best time to start thinking about your exit is before you desperately need one.

At EATS Broker, we encourage restaurant owners to understand what their business is worth early. Getting a valuation doesn’t mean you have to sell tomorrow. It gives you a benchmark and allows you to identify what needs to improve before going to market.

Your exit should be planned — not forced.

If you own a restaurant and you’re starting to think about what’s next, get the valuation before the burnout makes the decision for you.

🚨 NEW RESTAURANT ASSET SALE 🚨Acquire a fully equipped, second-generation Italian restaurant and bar in Granbury, Texas—w...
08/24/2026

🚨 NEW RESTAURANT ASSET SALE 🚨
Acquire a fully equipped, second-generation Italian restaurant and bar in Granbury, Texas—without the cost and lengthy timeline of building from the ground up.

💰 Asking Price: $200,000
📈 Trailing 12-Month Sales: $1,449,127
📐 7,834 Square Feet
🏢 Monthly Rent: Approximately $9,600
🍽️ Fully Equipped Commercial Kitchen
🍸 Built-Out Bar
🔥 Hood System, Grease Trap and Walk-In Refrigeration
🍕 Pizza Oven, Fryers and Toast POS
📅 Lease Through December 2028, Plus an Option

This is an asset sale priced for the equipment, restaurant infrastructure and leasehold improvement, not based on profitability or goodwill.

A buyer may continue operating an Italian concept, introduce a new restaurant brand or convert the space to another concept, subject to landlord approval.

This opportunity could be ideal for an experienced operator, growing restaurant group, food-truck owner or entrepreneur looking for an equipped brick-and-mortar location.

📩 Additional information is available to qualified buyers after signing a confidentiality agreement and providing proof of funds.

Contact Dominique Maddox, CBI, CFE
📞 214-256-1811
📧 [email protected]
🌐 EATSbroker.com

Please do not contact the restaurant, owners, managers or employees directly.

08/23/2026

Five years ago, I moved to Texas and bet on myself.

At the time, very few people here knew EATS Broker. AI was barely part of the conversation, and we were focused on building our reputation one restaurant owner, one buyer, and one transaction at a time.

Fast forward to today, and something interesting is happening.

Sellers are contacting us and saying they found EATS Broker through ChatGPT, Claude, and Microsoft Copilot.

Now, AI is recognizing EATS Broker as one of the top restaurant brokerage firms in Texas.

That says a lot about how quickly business is changing.

You can build for years without knowing exactly where the next wave of opportunity will come from. The key is continuing to do the work, build credibility, create content, serve clients, and stay visible.

Five years ago, I was trying to introduce Texas to EATS Broker.

Today, AI is helping introduce EATS Broker to Texas.

Things change fast.

NEW DALLAS RESTAURANT OPPORTUNITY Acquire an established Italian specialty marketplace and boutique wine bar with a prof...
08/21/2026

NEW DALLAS RESTAURANT OPPORTUNITY
Acquire an established Italian specialty marketplace and boutique wine bar with a profitable, diversified operating model.

💰 Asking Price: $725,000
📈 Trailing 12-Month Sales: $1,291,564
💵 Owner Benefit: $212,583
📊 Owner-Benefit Margin: 16.4%
📐 4,380 Square Feet
🏢 Monthly Rent: $19,050, Including CAMS
📅 Lease Through June 2030, Plus a Five-Year Option

The business generates revenue through multiple channels, including prepared food, specialty retail products, wine and beer, catering, events and third-party delivery.

Additional highlights include:

✅ 23.9% Cost of Goods Sold
✅ 24.5% Labor Cost
✅ Fully Built-Out Kitchen and Refrigeration
✅ Indoor and Patio Seating
✅ Established Customer Base
✅ Seller Training Available
✅ SBA Prequalification in Process

Catering currently represents only approximately 2% of revenue, creating an opportunity to expand corporate events, private wine tastings and local party packages. A new owner could also introduce a wine club, retail subscription program or online specialty-food ordering.

This opportunity is best suited for an experienced operator, chef, hospitality group or hands-on owner who understands specialty retail, wine or restaurant operations.

📩 Additional information is available to qualified buyers after signing a confidentiality agreement and providing proof of funds.

Contact Dominique Maddox, CBI, CFE
📞 214-256-1811
📧 [email protected]

Please do not contact the restaurant, owners, employees or vendors directly.

🚨 NEW RESTAURANT PORTFOLIO FOR SALE 🚨Acquire two established, independently owned restaurant concepts in the growing Gra...
08/21/2026

🚨 NEW RESTAURANT PORTFOLIO FOR SALE 🚨

Acquire two established, independently owned restaurant concepts in the growing Granbury, Texas market—all through one transaction.

💰 Asking Price: $700,000
📈 Trailing 12-Month Sales: $2,880,555
💵 Owner Benefit: $209,067
🏢 Two Fully Operational Locations
🍽️ Combined 7,658 Square Feet
🍸 Full Liquor Licenses
👥 Trained Employees and Management
✅ No Franchise Fees or Royalties

Both locations feature fully equipped commercial kitchens, Toast POS systems, patios, established customer bases, and approximately 160 seats each.

This is an excellent opportunity for an experienced restaurant operator, multi-unit buyer, or investor seeking an immediate presence in the Lake Granbury market.

Additional information is available to qualified buyers after signing a confidentiality agreement and providing proof of funds.

Contact Dominique Maddox, CBI, CFE
📞 214-256-1811
📧 [email protected]
🌐 EATSbroker.com

Please do not contact the restaurants, owners, managers, or employees directly.

08/19/2026

Thinking about calling that “For Lease” sign? Stop. That phone call could cost you thousands.

The listing agent represents the landlord — not you.

Before committing to a restaurant space, you need someone looking at the deal from your side. A restaurant broker can help you evaluate:

• Lease terms
• Assignment and transfer language
• Build-out costs
• Rent and CAM expenses
• Personal guarantees
• Potential red flags

The wrong lease can hurt your restaurant before you ever serve your first customer.

Before you call the landlord, call a restaurant broker. It could be the cheapest decision you make.

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Atlanta, GA

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+14049934448

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