Profitable Dickey’s Barbecue Pit Franchise – Waco, TX
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Asking Price: $95,000 (Equipment, build-out, and franchise value exceed $200,000)
-2024 Owner Benefit (SDE): $151,740
-Reason for Sale: Relocation – Ideal for Absentee or Hands-On Owner
-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.
Why This Opportunity Stands Out:
-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)
Significant Growth Opportunities:
-Baylor University campus
-2024 Owner Benefit (SDE): $151,740
-Reason for Sale: Relocation – Ideal for Absentee or Hands-On Owner
-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.
Why This Opportunity Stands Out:
-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)
Significant Growth Opportunities:
-Baylor University campus
About the Business
- Years in Operation
- 12
- Franchise
- This business is an established franchise
- Facilities & Assets
- 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; 2025 YTD rent avg $5,709/mo (incl NNN).
Turn-key setup compliant with Dickey’s standards. (Build-out alone >$350K new.)
Excellent condition, ready for immediate operation. - Market Outlook / Competition
- Waco’s BBQ scene is vibrant, driven by Baylor University (20K+ students) and local events.
Proximity to campus fuels demand from students, game days, businesses, and churches.
Limited direct competition; Dickey’s national brand offers edge with loyal following.
Strong market growth with new student housing developments. 2024 revenue $1.23M reflects robust local appetite for authentic BBQ. - Opportunities for Growth
- 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.
About the Sale
- Transition Support
- 2-week corporate training program for new owners
Includes hands-on ops, menu prep, and management.
Ongoing support from Dickey’s: national marketing, supply chain discounts, field reps, and system updates.
Access to proven POS, online ordering, and 3rd-party delivery integrations for seamless transition.
Listing Info
- ID
- 2450078
- Listing Views
- 20
Business Location
Listing ID: 2450078 The information on this listing has been provided by either the seller or a business broker representing the seller. BizQuest has no interest or stake in the sale of this business and has not verified any of the information and assumes no responsibility for its accuracy, veracity, or completeness. See our full Terms of Use. Learn how to avoid scams.
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