Kyle breaks down one of the most overlooked real estate problems in the restaurant industry right now: the off-premise lease mismatch. Over 50% of restaurant revenue is now coming from delivery and takeout, but most leases are still written for a dining-room-first business model. That gap is costing operators real money in ways that never show up on a P&L.

Questions this episode answers:

• Should I pay for a high-visibility corner location if most of my revenue is delivery and takeout?
• How does off-premise dining affect my restaurant lease strategy?
• What should I negotiate for in a lease if my concept is delivery and pickup-heavy?
• How do I use my DoorDash or Uber Eats data to pick my next restaurant location?
• What lease provisions should I ask for to support third-party delivery drivers?
• Is visibility still worth paying for if most of my customers are ordering online?

Actionable Takeaways

• Pull your sales mix from your POS before your next lease negotiation. Know your dine-in vs. off-premise split down to the percentage.
• If you're 50%+ off-premise, your rent ask should reflect that visibility is worth less to your model.
• Negotiate for pickup staging and dedicated short-term parking for third-party drivers in your LOI, not as an afterthought.
• Look at your DoorDash and Uber Eats dashboards as a site selection heat map.

Chapters

00:00 — Client story: 60% takeout, main & main rent02:37 — What this episode is about05:38 — The off-premise lease mismatch07:12 — Why your lease was built for a business you no longer run11:30 — Kitchen layout as a real estate problem13:48 — The pickup experience: when the driver walks into your dining room15:17 — What to negotiate: staging, parking, and driver flow20:32 — Dedicated parking for third-party drivers — put it in your LOI21:24 — The flip side: where off-premise is actually a negotiating advantage25:32 — Your delivery data as a site selection tool28:38 — How to bring this into your next lease negotiation32:00 — The new lease checklist for off-premise operators

Who This Episode Is For

Any restaurant operator or multi-unit owner with a lease coming up for renewal, a new site under consideration, or a delivery-heavy business model they haven't fully integrated into their real estate strategy.

Restaurant Real Estate Profitability CalculatorRun the numbers on your next location before you commit:https://calculator-app-softmind-solutions-projects.vercel.app/

Lease Reviewhttps://stan.store/KyleInserra/p/lease-review

LOI / Pre-Signing Reviewhttps://stan.store/KyleInserra/p/presigning-site-loilease-review

📩 kyle@10rep.co | 📸 @kyleinserra | 🔗 www.10rep.co

About Kyle InserraKyle Inserra is a commercial real estate broker and restaurant real estate advisor with roughly 20 years of combined restaurant and CRE experience, including 15 years as a chef and restaurant owner. He is the founder of 10Rep, a fractional director of real estate service for restaurant brands nationwide, and the host of Closed Monday. Kyle specializes in site selection, lease negotiation, and expansion strategy for independent operators and emerging brands across Westchester, Fairfield County, the NYC five boroughs, and Central Connecticut.

📩 kyle@10rep.co | 📸 @kyleinserra | 🔗 www.kyleinserra.com , 10rep.co