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

Kyle saw a delivery robot in Jersey City. And it changed how he's thinking about restaurant real estate. In this episode he breaks down what autonomous delivery — robots, tiered fulfillment, short-radius economics — actually means for the location decisions you're making right now. Delivery data isn't just a revenue number. It's a map. And it's already telling you where your next location should be.

Questions this episode answers:

• What does autonomous delivery mean for restaurant real estate strategy?
• How should restaurant operators use delivery data for site selection?
• Does autonomous delivery change the value of high-visibility restaurant locations?
• What is a delivery trade area and how do I find mine?
• Should independent restaurant operators care about autonomous delivery?

Actionable Takeaways:Pull your last 90 days of delivery data today. Map where your orders are coming from. The geographic clusters you find are your real trade area — and the neighborhoods where your next location belongs. Do this before you look at a single listing. Then listen to the Crexi episode for the data-centric mindset to go with it.

Who This Episode Is For:Independent operators and small group owners evaluating a second location, questioning whether their current real estate still makes sense, or trying to understand how the delivery landscape shift affects their site selection strategy in 2026.

Chapters00:00 The Future of Delivery: Robots at Your Doorstep01:34 Delivery as a Location Strategy03:56 Understanding Your Delivery Trade Area06:10 Leveraging Data for Real Estate Decisions

About Kyle

Kyle Inserra is a commercial real estate broker and advisor with 20 years of combined restaurant and CRE experience. He founded 10Rep to serve as a fractional director of real estate for restaurant brands across the country — helping operators make smarter site decisions, negotiate better leases, and scale without the real estate mistakes that kill otherwise good businesses.

📍 Restaurant Real Estate Profitability CalculatorRun your numbers before you sign anything.

📋 Lease ReviewGet your lease reviewed before you're locked in.

📋 LOI ReviewBefore you sign the letter of intent — let Kyle take a look.

Where to Find Kyle & 10Rep

📧 Email: kyle@10rep.co📱 Instagram: @kyleinserra💼 LinkedIn: Kyle Inserra🌐 Website: www.10rep.co

In this episode, Kyle sits down with Grant Director, Managing Director at Crexi, and Adam Siegel, VP of Product Growth at Crexi, two guys who spend every day building the data infrastructure that operators and brokers use to make site decisions to break down how PropTech is reshaping the way restaurant brands find, validate, and commit to new locations.

If you're running a handful of locations and thinking about your next site, or you're helping brands grow and still cobbling data together from twelve different places, this one's for you.

Get in touch with Grant DirectorLinkedIn: linkedin.com/in/grant-directorEmail: gdirector@crexi.com

Get in touch with Adam SiegelLinkedIn: linkedin.com/in/adam-siegelEmail: asiegel@crexi.com

🧮 Before you commit to a location, run the numbers.Use Kyle's Restaurant Real Estate Profitability Calculator to stress-test your next deal before you sign anything.

👉 https://calculator-app-softmind-solutions-projects.vercel.app/

🔎 Need Another Opinion Before You Commit To A Location?

✅ Lease Review – Send me your draft lease, and I'll use AI + expert insight to highlight what's worth pushing back on.👉 Click here to request your Lease Review: https://stan.store/KyleInserra/p/lease-review

✅ LOI Review – Got a location in mind? I'll evaluate the deal terms, location viability, and broader market risk — before you commit.👉 Click here to get your LOI Review: https://stan.store/KyleInserra/p/presigning-site-loilease-review

🧾 What You'll Get:

• AI-powered lease red flag summary
• Plain-English breakdown of financial terms (escalation clauses, exclusivity, rent and escalations)
• Video with context on whether the deal is viable
• 24–48 hour turnaround

📩 Prefer email? Send your lease to kyle@10rep.co

📲 Let's Connect

• Instagram: @kyleinserra
• LinkedIn: Kyle Inserra
• Website: www.10rep.co

Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider's perspective shaped by years of hands-on operational experience. His areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.

In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker focusing on landlord and tenant representation in the New York metropolitan market.

Chapters00:00 Introduction 01:07 What Operators Can See Today That They Couldn't Before03:20 Emerging Brands and the Six-Store Problem05:01 Do You Still Need a Broker?07:48 Is the Data Gap Between Brokers and Operators Closing?09:58 How Current Is Real-Time Data — and What Matters Most?11:36 What Decisions Are Under-Resourced Operators Making Blind?13:21 The 60-Day Scenario: Two Sites, No Real Estate Team16:53 AI, Workflows, and Where the Industry Is Headed23:00 Where Operators Still Get It Wrong25:21 Co-Tenancy, Landlord Quality, and What Gets Overlooked28:49 The Real World: A Franchise Expansion Case Study37:06 Key Takeaways and Wrap

Understanding a restaurant franchise’s true health extends beyond financial statements, your digital footprint holds powerful insights. In this episode, Kyle dives into how franchisees and investors can evaluate social media presence to gauge authenticity, demand, and brand strength. Get clear on what to look for before committing your resources.

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co or www.kyleinserra.com

In this episode Kyle talks about trusting your broker when they say you need to act quickly! This market is fast and unforgiving, if you see a site, that checks even some of the boxes for your brand, you better move it, because it won't be there when you circle back around.

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co or www.kyleinserra.com

Kyle breaks down why most restaurants don’t have a tech stack, instead they have a “subscription drawer.” He gives a simple filter for every tool you’re paying for: it must lower labor, increase throughput, prevent waste, or improve acquisition efficiency. If it doesn’t, it’s probably not helping your EBITDA it’s just adding friction, and expense.

Chapters

00:00 Understanding the Tech Stack in Restaurants

01:47 Evaluating Software Effectiveness

03:32 The Four Buckets of Tech Evaluation

06:02 Differentiation vs. Utility in Tech

08:10 Measuring Financial Leverage of Software

10:10 The Importance of Data Ownership

12:33 Streamlining Operations and Reducing Friction

14:38 Actionable Steps for Tech Optimization

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co or www.kyleinserra.com

In this weeks episode, Kyle sits down with Nicole Larson, National Manager of Retail Research at Colliers to discuss the future of retail and how it impacts site selection. Nicole highlights the expected consumer behavior changes, indicating a slight pullback in spending, while also stressing the importance of regularly monitoring sales trends.

Get in touch with Nicole

LinkedIn:

https://www.linkedin.com/in/retailinrealtime/

Instagram

https://www.instagram.com/retailinrealtime/?hl=en

Reports Referenced In The Show

• Quick Hits | Food and Beverage Help Feed U.S. Retail Growth - Knowledge Leader - Commercial Real Estate Content Hub

• Retail Remains Stable as Holiday Season Nears | U.S. Retail Q3 2025 - Knowledge Leader - Commercial Real Estate Content Hub

• Where Data Meets Dinner: The $11,000 Battle for America's Grocery Dollar - Knowledge Leader - Commercial Real Estate Content Hub

• Global Retail: 2025 Trends & 2026 Outlook Report

10Rep Services

✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.

👉 Click here to request your Lease Review:

https://stan.store/KyleInserra/p/lease-review

✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.

👉 Click here to get your LOI Review

https://stan.store/KyleInserra/p/presigning-site-loilease-review

🧾 What You’ll Get:

• AI-powered lease red flag summary

• Plain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)

• Video with context on whether the deal is viable

• 24–48 hour turnaround

📩 Prefer email? Send your lease to kyle@10rep.co

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co

In this episode, Kyle breaks down the real restaurant real estate timeline, from onboarding to site search to lease execution. Kyle explains how long the process actually takes, what slows it down, and how to set the right expectations for your brokers, franchisees, and your internal team.

Whether you’re a franchisor trying to manage your pipeline or a franchisee itching to open your first unit, this episode will help you understand the steps, the timing, and the mindset needed to stay focused and move faster.

10Rep Services

✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.

👉 Click here to request your Lease Review:

https://stan.store/KyleInserra/p/lease-review

✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.

👉 Click here to get your LOI Review

https://stan.store/KyleInserra/p/presigning-site-loilease-review

🧾 What You’ll Get:

• AI-powered lease red flag summary

• Plain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)

• Video with context on whether the deal is viable

• 24–48 hour turnaround

📩 Prefer email? Send your lease to kyle@10rep.co

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co