New Deals: A property management company, security business, and 3 other finds

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NEW DEALS

1/ Dry Cleaner

📍 Location: Pennsylvania
💰 Asking Price: $1,500,000
💼 EBITDA: $751,336
📊 Revenue: $1,227,112
📅 Established: 2005

💭 My 2 Cents: Dry cleaning is often a great fit for a first-time buyer or operator because it's a simple, low-overhead business that doesn’t require specialized skills to run. Plus, it can be fairly recession-resistant if revenues are diversified (i.e. routes, commercial accounts, and offering niche services). This high-volume organic dry cleaner operates both a 2,004 sq ft plant and a 2,040 sq ft drop store, with each offering full services, including alterations. I like the location of both stores—they’re in busy shopping centers anchored by supermarkets—and that the plant is equipped with $700K of modern high-end machines. There is a lot of value in this specialized equipment that would be hard for a new startup to afford, and the fact that it is not currently used to max capacity means that there is a lot of room for future growth. Given its importance, I’d need a detailed accounting of all their equipment to include its condition, current value, and projected useful life. I’d also want to look into how much additional work their equipment could handle, the terms of their leases, the revenue mix of commercial vs walk-in retail, owner involvement (this could partially explain the high EBITDA margins), and understand any seasonality (and how that impacts working capital). Ultimately, the asking price is very attractive on this deal considering the cash flow and longevity.

2/ Car Hauling Company

📍 Location: New Jersey
💰 Asking Price: $5,250,000
💼 EBITDA: $1,400,000
📊 Revenue: $7,953,877
📅 Established: 2021

💭 My 2 Cents: Automotive logistics is crucial for manufacturers, dealerships, and auctions—there’s consistent demand and barriers to entry due to regulatory compliance, capital requirements, and route networks. This nationwide car hauling company, based in New Jersey, has rapidly scaled to nearly $8M in revenue in just four years. They now operate a robust fleet of 40 car haulers, supported by a 12,000 sq ft in-house maintenance facility that provides them a competitive advantage by reducing downtime and repair costs. In addition to the $1.6M in fleet assets, they come with $300K in FF&E and a 40-member team that includes a COO (who plans on staying) and currently manages the repair shop and fleet. I’d need to get a handle on the revenue split across their different types of clients (dealerships, auctions, private individuals) and if there’s any customer concentration risk, if they have any contracted recurring revenue or exclusive routes, their route-level profitability, what driver turnover looks like, details on their fleet condition, age, and capex forecast, and how they source new business. With their semi-absentee owner model and remote administrative team, this looks like a rare opportunity to acquire a logistics-heavy business requiring only minimal day-to-day oversight.

3/ Home Health Care Agency

📍 Location: California
💰 Asking Price: $12,000,000
💼 EBITDA: $3,000,000
📊 Revenue: $9,088,000
📅 Established: 2017

💭 My 2 Cents: This home health care business is a strong player in an industry that is only going to continue to grow given both our aging population and advancements in technology that support in-home care. They currently operate from three established branches (with a fourth on the way), bring in a high volume of recurring revenue through contractual relationships with both government and private sector agencies, and have very minimal overhead, letting them generate extremely impressive margins. I’d want to dig into the relative earnings for each location, the breakdown for their different payment types (Medicare, Medicaid, private insurance, out-of-pocket), if they are excessively reliant on any one contract (more than 10% of revenues), average length of stay per client, how their small staff manages their more than 300 care providers, what care worker turnover looks like, and what their billing practices/audit history looks like. This is a business with serious scalability—once systems are in place (especially for billing, compliance, and staffing), you can layer on additional caregivers and clients with minimal increases in overhead.

4/ Property Management Company

📍 Location: Oregon
💰 Asking Price: $3,500,000
💼 EBITDA: $800,567
📊 Revenue: $1,344,899
📅 Established: 2011

💭 My 2 Cents: Property management is inherently subscription-like: monthly management fees, lease-up fees, and maintenance markups create steady cash flow (and property owners rarely switch managers unless there's a major issue). This business, operating with a lean team of 6 full time employees, manages over 870 Class A and B residential units (assets that tend to attract more stable clients) in the growing central Oregon market. I really like that they’ve shown strong consistent growth averaging 12% year over year for the past 5 years, a strong indicator that they are expanding organically and thoughtfully, rather than experiencing a one-time jump driven by market conditions. Add to this that they have a high level of contractually stable recurring revenue and that they are able to attain extremely robust margins. I’d want to know the average tenure of property owners under management, how they structure their management fees (flat, % of rent, performance-based), a breakdown of all revenue sources, if there are any large portfolios that, if lost, would materially impact revenue, if there are long-term management contracts or if it’s all month-to-month, and how scaling to 1,500+ units would affect current staffing needs or infrastructure. For a growth-minded buyer, the company’s scale offers both operational leverage and market credibility—positioning it as an ideal platform for further expansion.

5/ Security Business

📍 Location: Ohio
💰 Asking Price: $1,700,000
💼 EBITDA: $568,383
📊 Revenue: $1,879,861
📅 Established: 2005

💭 My 2 Cents: I’m bullish on the long-term prospects of the security industry, given strong tailwinds like rising crime concerns, increasing regulatory oversight, and the rapid adoption of remote monitoring technology. Security has already become a non-optional line item for many industries, especially in healthcare and education, where compliance and safety are mission-critical. This company offers comprehensive end-to-end security solutions, including video surveillance, access control, and background investigations, for commercial, industrial, educational, and healthcare clients spanning eight Eastern and Midwest states. With a 20-year operating history, long-standing client relationships, and a broad geographic footprint, they’ve built a resilient, high-trust brand. I’d want to dig into revenue by service type and client vertical (particularly what portion is tied to recurring monitoring contracts), and assess client concentration risk, margin by revenue stream, and how new business is won (e.g., competitive bidding vs referral vs outbound sales). I’d also want to understand the depth of their technical bench—how many employees hold specialized roles, what turnover looks like, and how they stay ahead of rapid tech innovation in this space. They have a proven track record as a cash producer, while the fact they’re now in eight states suggests a scalable model positioned for continued growth.