Buyer Process :
NDA + basic proof of funds required prior to release of name, address, and financials. Landlord and franchisor approvals will require full financial qualification.

This is not a startup—it’s a proven, top-performing Texas-style BBQ franchise in Eastvale, CA that has slipped under absentee ownership and is now priced to reflect that opportunity.

±1,980 SF location. Operating under current ownership for 6 years, with brand presence at this site since 2013. Starting during the Covid pandemic - five consecutive years, this was the highest-grossing franchised location for the brand in California.

The business is currently absentee-run with two full-time co-managers covering 70–80 hours/week ($22/hr) and five part-time staff ($20/hr). Operations are stable, but the lack of hands-on ownership over the past couple of years has capped performance—this is where the opportunity is.

A working owner or family-run operation can realistically tighten labor, increase oversight, and push this back toward its prior peak performance.

Why This Deal Makes Sense:
Proven #1 revenue unit in California (5 years straight)
Established franchise location since 2013
Fully built-out ±1,980 SF—no heavy lift required
Stable team in place with management coverage
Clear operational inefficiencies = immediate margin upside
Clean handoff for operator, family, or multi-unit buyer

Important Notes:
Price excludes franchisor transfer fee, required HQ training, and lease assignment costs
Buyer must qualify with franchisor and landlord
Potential E-2 visa opportunity (buyer to verify with counsel)

Ideal Buyer:
This is built for someone who will actually show up—owner-operator, family-run setup, or franchisee expanding footprint. Passive investors will leave money on the table here.

Priced to reflect current absentee performance—not historical peak. Seller is realistic and prepared to transact with a qualified buyer, but not interested in renegotiation after diligence.

If you’ve been waiting for a real operator play—not a dressed-up listing—this is it. The upside is obvious, but it won’t sit.