Tommy DobczykOpportunity Zone Advisor, OZ Wizard · Director of Development | Certified Opportunity Zone Advisor

Own the Dirt: McDonald's Investor Profit Secrets Revealed! #shorts

1 Aug 2026 · 2 min

Watch on YouTube

1:47

In this YouTube short, Tommy Dobczyk outlines a McDonald’s‑focused real‑estate investment strategy where the investor owns the land (the "dirt") and leases the property to a franchisee. He breaks down the cash‑flow model: a $4,000 base rent plus a $1,000 business platform fee yields $60,000 annual income; after $14,500 in operating expenses the net operating income (NOI) is about $45,000. He explains a lease‑to‑own arrangement that lets the franchisee buy into the business while continuing to pay rent, effectively creating a "rent‑on‑rent" scenario that can double the investor’s monthly cash flow to roughly $8,500. A 5% rent‑share ramp is illustrated, showing how the investor’s share grows as the franchisee’s revenue increases, while the franchisee never purchases the McDonald’s brand itself. Finally, Dobczyk presents underwriting metrics: a built‑in debt service coverage ratio (DSCR) of 1.48x and a projected 38% return on the investor’s capital, with a split that could allocate 24% to the investor and 24% to the sponsor, highlighting the potential profitability of the model.

Chapters

McDonald's, baby. So on an owner income model, basically saying that the base rent's $4,000, there's a business platform fee of $1,000. That gives us a $60,000 annual income. If we have $14,500 in expenses, such as taxes, insurance, repairs, et cetera, then what we're looking at is an NOI of about $45,000. And all we do is own the dirt. Like somebody else is running the business. We built it, provided it, sold it, let somebody else do it. Right. And so where that ends up with us is is that over time we're praying that their revenue is going to increase, which will then kick back into our increase on the property as well. So setting up a lease to own on this, it shows right here that they can either buy their way into the business, also paying monthly payments. So now I doubled my income. So paying rent on the store and rent on the business, right? And so rent on rent means that I'm probably making closer to $8,500 a month. Now here's the ramp-up structure for that, showing that they're giving me rent share of 5%. We go right underneath there. And begin to see how as it builds out, they're going to buy out the company, but they're never going to buy the third or McDonald's, baby. So what we end up with, looking at it from the strongest lender model underwriting version, go underneath that and you're going to see right there that we have a built-in DSCR of 1.48x. You guys, we're making like 38% on our money at that point, right? Here's where our investors would be able to make their money, showing that we have Bill and Arrow, that was a DSCR. That DSCR of 0.48 means that we're basically able to keep 24% for us and give our investors 24%. And so this one's at 0.48, that's 48%. So there's a good chance for us to make real good money from that.