[gamblor956]

The Applebee's location is also leased by Dardens (or McDonalds) from the mall...the difference is that they are leasing the plot of land and not a building, so they get to build the restaurant to their own specifications. (For franchised locations, Dardens/McDonalds then leases the completed restaurant to a franchisee. Sources differ on the %, but McDonalds only owns about 40-60% of the land, and about 66-75% of the buildings, for its restaurant locations.)

Successful restaurants usually get higher rents because the value of the location increases with the success of a restaurant. This generally means higher costs for the property owner. This is also why most successful restaurants have long term leases, meaning 10 years or more, and major chains like McDonalds can have even longer leases; it's not unusual for an Applebee's location to have a 30 or 50-year lease.

[tristor]

To be more exact, individual owners may not be able to sign longer lease terms, especially when starting out. The franchise-based restaurants generally arrange things so that the corporate entity (let's say McDonald's) owns or long-term leases the /land/, and then builds and owns the building, which they then lease-back on shorter terms to the franchisee so they can afford to start/operate the business.

So sure, McDonald's might have a 50-year lease w/ the mall property owner, but the actual franchisee/operator likely has a 1-5 year lease w/ McDonald's for the building + land that's tied to their franchise license.

I allude to this very thing in my prior comment, by pointing out that landlord's incentive to rent-seek in turn incentivizes restaurants to look for longer lease terms.