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An AcquiTrust Exclusive. Five years ago this was one owner with a phone and a service truck's worth of ambition. Today it bills at a $3.9 million annual run-rate, cleans buildings in thirteen states, and does it without owning a single van. That's the story here, and it's worth understanding before you look at anything else. This is a commercial janitorial and facility-services company built on a smarter model than most of its competitors: the company wins and holds the customer, and a vetted local service partner does the work in each market. No fleet. No depots. No regional supervisors. Net equipment on the books is under $1,500. When this company entered its ninth, tenth, eleventh state, it didn't cost a truck payment to do it — a buyer inherits reach instead of overhead. The revenue is daily, recurring, contracted work: office, retail, industrial, restaurant and venue cleaning, plus floor restoration, windows, carpet, grounds, striping, pest control and light trades already sold into the same accounts. Commercial cleaning is about as recession-resistant as small business gets — buildings get occupied, buildings get dirty, and somebody has to show up Monday morning. Growth has run 78% compounded over two years against an industry growing 8.8%. The owner is retiring after more than twenty years in the trade, and he isn't walking away at the closing table. The first 30 days of training are free, and he'll stay on afterward, paid, to help the next owner keep growing this rather than just take the keys. Financials are seller-prepared, with a full reconciliation package available to qualified buyers under NDA. Ask us anything — we'd rather you find it now than in week three. At Acquitrust Advisors, we are not just traditional business brokers. We are experienced business owners and strategic advisors who understand the true value of a well-built enterprise. We meticulously curate premium, confidential acquisition opportunities, ensuring perfect alignment and success for both buyers and sellers. NDA and proof of funds required.
Add-On Opportunity: Oklahoma Based / Luxury Vacation Rental Management / $912K Adj. EBITDA / $11.1M LTM Revenue / Asset-Light Model The Company is a scaled, asset-light vacation-rental operator and third-party property manager serving the Broken Bow and Hochatown, Oklahoma market. It manages an amenity-led portfolio of luxury cabins ranging from one to more than ten bedrooms and accommodating groups of up to 40 guests. The Company provides full-service management to cabin owners, including revenue management, multi-channel listing distribution, reservations, guest services, housekeeping, maintenance, and monthly owner reporting. Revenue is generated from cabin rentals, cleaning fees, administrative and booking fees, host service fees, pet fees, and ancillary guest services. The operating platform is supported by 72 directly employed personnel across housekeeping, maintenance, guest services, and administration. Guest acquisition is led by the Company’s direct-booking website, supplemented by major vacation-rental marketplaces. Managed cabins are owned by third parties, leaving the operating entity with minimal capital expenditure requirements. Key KPIs - **LTM July 2026 revenue:** $11.05 million - **LTM adjusted EBITDA:** $912,000 - **LTM adjusted EBITDA margin:** 8.2% - **LTM reported EBITDA:** $925,000 - **LTM gross profit:** $3.22 million - **LTM gross margin:** 29.1% - **FY2025 revenue:** $8.85 million - **FY2025 adjusted EBITDA:** $892,000 - **FY2025 adjusted EBITDA margin:** 10.1% - **Revenue CAGR (FY2023-FY2025):** 71.1% - **2026 year-to-date revenue growth:** 47.1% - **LTM revenue growth versus FY2025:** 24.9% - **Cabin-rental revenue:** $9.21 million, or 82.6% of LTM revenue - **Cleaning-fee revenue:** $1.27 million, or 11.4% of LTM revenue - **Administrative, booking and host-service fees:** $610,000, or 5.5% of LTM revenue - **Total fee revenue:** $1.92 million, or approximately 17.3% of LTM revenue - **Cabin-owner payments:** $7.07 million, or 63.9% of LTM revenue - **Employees:** 72 - **Employees hired during 2026:** 33 - **OTA and booking-engine fees:** Approximately 0.6% of LTM revenue - **Meaningful operating fixed assets:** One vehicle - **Market concentration:** 100% Broken Bow and Hochatown - **Guest concentration:** None - **Broken Bow market ADR:** Approximately $319 - **Drive-to catchment:** More than 11 million metropolitan residents - **Primary feeder market:** Dallas-Fort Worth, approximately three hours away Recent Performance Revenue increased from $8.85 million in FY2025 to $11.05 million on an LTM July 2026 basis, representing 24.9% growth. Adjusted EBITDA increased from $892,000 to $912,000, while the adjusted EBITDA margin declined from 10.1% to 8.2%. The margin change reflects investment in the operating platform during a period of rapid portfolio growth. The Company added 33 employees during 2026 to support housekeeping, maintenance, guest services, and increased booking volume. Cabin-owner payments also increased from 60.6% of revenue in FY2025 to 63.9% on an LTM basis. Despite these investments, gross margin remained relatively stable at 29.1% compared with 30.1% in FY2025. Strategic Fit The Company represents an attractive add-on for a vacation-rental, hospitality-management, resort-services, or short-term-rental platform seeking immediate scale in the Broken Bow and Hochatown market. An acquirer would gain an established third-party owner base, a direct-booking channel, a 72-person local operating organization, and full-service housekeeping, maintenance, guest-service, and revenue-management capabilities. The opportunity could also serve as a compelling new platform for an investor entering the vacation-rental management sector. The Company offers more than $11 million of LTM revenue, an asset-light operating model, no guest concentration, rapid historical growth, and an established presence in a high-rate drive-to leisure market.
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Well-established and highly respected property management & concierge service business serving approximately 20 homes. Operating successfully for 26 years, this business provides inspection, oversight and concierge services to seasonal and absentee homeowners. This is a turnkey, relationship-driven operation with predictable recurring revenue and strong client retention. • Stable client base with long-term relationships • Recurring revenue model • Subcontractor-based (low payroll overhead) • 26-year operating history • Excellent reputation and referral base This business is ideal for an owner-operator or couple seeking a lifestyle business or an existing property management company looking to expand services. Growth opportunities exist by adding additional homes and/or expanding property management and concierge service offerings.
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This established, tech-driven real estate services firm specializes in multifamily transactions, 1031 exchanges, and property management. The business combines high-margin brokerage revenue (2-2.5% per deal) with stable recurring income from managed properties (6-9% of rents). Proprietary technology enables rapid 48-hour property launches and data-driven deal pricing. With $700M+ in closed transactions, the company has demonstrated consistent growth, projecting $1.2M-$1.3M EBITDA for 2025 (up from $696K in 2024). The asset-light model features minimal overhead through a contractor-based workforce and scalable tech infrastructure. Key differentiators include: • Deep expertise in California/Bay Area markets with nationwide capabilities • Ownership mindset with founders actively investing alongside clients • Best-in-class Rolodex of 8,500+ property owners and institutional relationships • Turnkey systems allowing for immediate geographic expansion Ideal for strategic buyers or investors seeking: ✓ High-growth commercial real estate services platform ✓ Tech-enabled brokerage with recurring revenue streams ✓ Proven management team open to transition support The business presents rare upside through operational synergies, expanded digital marketing, and AI integration opportunities. Real estate holdings can be included/excluded per buyer preference. This communication relates solely to a potential change-of-control M&A transaction involving an eligible privately held company. It is intended only for prospective acquirers who will acquire control and actively participate in management and is not an offer or solicitation of securities. If these criteria do not apply to you, this communication is not intended for you; please do not access or review the transaction materials.
Well Established Vacation Rentals and Property Management Company Established in 2011, the Company is a well-established vacation rental property management business serving a premier resort destination in the interior of British Columbia. Managing a portfolio of more than 70 properties, the Company has built a strong reputation for exceptional service, resulting in long-standing client relationships and highly recurring revenue. The business provides comprehensive property management services, including reservations, guest communications, housekeeping and maintenance coordination, owner reporting, and revenue optimization. Supported by experienced staff and well-developed operating systems, the Company operates efficiently with minimal owner involvement, requiring fewer than 10 hours per week. Over the past three years, it has produced average Seller's Discretionary Earnings (SDE) of approximately $300,000. With an established market presence, scalable operations, and opportunities to expand its managed property portfolio, the Company is well positioned for continued growth.
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Jewell Restored Asset Management LLC is a residential property management company headquartered at 66 Buckeye Loop S, Midland, Georgia 31820, serving the Columbus, Georgia metropolitan area. The Company provides full-service, third-party management of single-family homes, duplexes, small multifamily buildings, and a multi-unit apartment property, earning recurring fee income on a portfolio of approximately 103 rental doors with combined scheduled rents of roughly $114,500 per month (approximately $1.37 million annualized). The Company operates a classic fee-based management model: a 10% management fee on collected rents, a $35 per-unit monthly administrative fee, $50 property inspection fees on designated homes, late-fee income, and ancillary charges. In June 2026, the Company recorded approximately $9,144 in gross percentage management fees across its two managed portfolios, alongside roughly $3,400 in per-unit fees and additional inspection and late-fee income, implying annualized gross fee-related revenue in the range of $110,000–$150,000 depending on occupancy, collections, and ancillary activity. Management is delivered through the AppFolio property management platform, with rent collected via AppFolio ACH processing, FLEX rent payment integrations, Section 8 / Housing Authority direct deposits (approximately $10,356 per month in housing-authority receipts), and conventional deposits. Owner distributions, vendor payments, and fee splits are administered through the Company’s Colony Bank general operating account, which handled approximately $118,700 of credits and $131,900 of debits in June 2026 alone — evidence of a substantial, active money-movement operation typical of a scaled management business. The portfolio is diversified across roughly 90 distinct addresses in the Columbus–Midland–Fort Benning corridor, with rents ranging from $369 to $3,125 per month (portfolio average approximately $1,122; median approximately $962). Occupancy at the June 2026 rent roll was approximately 82–83%, presenting an immediate lease-up opportunity for an acquirer: filling the roughly 16–18 vacant doors at current asking rents would add approximately $19,000+ of monthly rent under management and roughly $2,300+ of incremental monthly fee revenue. The opportunity is well suited to (i) an existing regional property manager seeking a bolt-on door acquisition in the Columbus MSA, (ii) an investor-operator seeking an established fee stream with embedded relationships with local owners, Section 8 tenancy, and vendor networks, or (iii) a real estate brokerage seeking to add a recurring-revenue management division.
This company is an established residential and commercial inspection services provider operating in the greater Chicago metropolitan area. With over six years of continuous operation, the business has built a strong reputation for delivering reliable, timely, and professional property inspection services to homebuyers, sellers, and real estate professionals. The company specializes in comprehensive inspections, providing detailed evaluations of structural components, mechanical systems, and overall property condition. In addition to core inspection services, the business offers value-added ancillary services such as radon testing, mold assessments, and other environmental evaluations, allowing it to increase revenue per client while meeting growing market demand for bundled inspection solutions. A key strategic asset is the company’s extensive proprietary database of approximately 15,000 real estate agents. This network represents a significant channel for recurring referral business and positions the company for scalable growth through targeted relationship management and marketing initiatives. The business benefits from strong brand affiliation with a nationally recognized inspection franchise system, leveraging standardized processes, training, and operational support while maintaining local market expertise. The Chicago market provides a stable demand base driven by consistent transaction volume, with home inspections remaining a standard component in the majority of residential real estate transactions. The company is well-positioned to capitalize on seasonal peaks and long-term market activity through its established presence and industry relationships. Revenue is primarily generated through per-inspection fees, supplemented by ancillary service offerings. Growth opportunities include expanding inspector capacity, increasing penetration within its existing realtor network, enhancing service bundling, and optimizing operational efficiency through scheduling and customer relationship management systems. Overall, the business represents a scalable service platform with recurring referral-driven revenue, strong market fundamentals, and clear pathways for expansion within a large and competitive metropolitan market.
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Confidential opportunity to participate in the strategic acquisition and ownership consolidation of a legacy Brooklyn real estate portfolio consisting of six income-producing assets located across prime Brooklyn corridors. The portfolio is currently debt-free and positioned as a rare control transaction involving long-held family ownership interests. The offering includes a mix of stabilized commercial and mixed-use properties with strong in-place cash flow, established tenancy, and significant long-term upside through operational optimization, rental growth, redevelopment potential, and future refinancing flexibility. This is not a distressed situation. The transaction is being driven by a partner buyout and succession-related ownership restructuring, creating a unique opportunity for a qualified investor, family office, private equity group, or strategic operator to participate in a large-scale Brooklyn ownership consolidation rarely seen in today’s market. Portfolio Highlights Include: • Six strategically located Brooklyn assets • Debt-free ownership structure • Strong monthly income generation • Long-term generational ownership history • Prime urban infill locations • Significant intrinsic real estate value • Existing appraisals available • Opportunity for future value creation and recapitalization Serious inquiries only. Confidentiality required. Full financials, rent rolls, ownership structure, and supporting documentation available to qualified parties upon execution of NDA and proof of financial capability.
Business Description Money Maker Absentee Fitness Management Business This established fitness and wellness design company specializes in creating premium gym, spa, and recovery facilities for luxury residential developments, condominium communities, and boutique hospitality properties. Founded in 2003, the organization has developed a distinguished reputation serving affluent clientele throughout the high-end residential and hospitality markets. The company operates as a fully managed enterprise with an experienced in-house management team overseeing daily operations, requiring minimal owner involvement. This absentee ownership structure provides exceptional lifestyle flexibility while maintaining operational excellence and consistent performance. Revenue generation is primarily driven by referral-based business relationships and repeat client engagements, establishing a stable and predictable pipeline that reduces dependence on traditional marketing expenditures. The relationship-driven business model has proven resilient and sustainable over the company's two-decade operating history. Financial Performance: • 2025 EBITDA: $467,000 • No short-term debt obligations • All client projects secured under contract • Established revenue streams from luxury market segments Operational Advantages: • Complete management infrastructure in place • Experienced team with established operational procedures • Strong market positioning in high-value residential and hospitality sectors • Reputation-based client acquisition model • Minimal owner time commitment required The business serves a specialized niche within the luxury fitness and wellness design sector, focusing on high-end residential developments and boutique hospitality properties in the Fort Lauderdale market. The company's established client relationships and proven track record position it well for continued growth within this affluent market segment. This absentee, home based opportunity represents an ideal acquisition for investors seeking a profitable, well-managed business with strong market positioning and minimal operational involvement requirements. The established team structure and contract-secured client base provide immediate operational continuity and revenue stability.
National transaction benchmarks for property management business businesses.
Under $500K
$500K to $2M
A variety of factors can cause businesses to trade outside this range, including earnings quality, operational transferability, key-person risk, growth trajectory, and geography, so a listing priced above or below the typical multiple usually reflects real differences in the underlying business.
Cofounder & CEO
Key diligence, valuation, financing, and transition considerations for buyers evaluating property management business acquisitions.
Value tracks the number of doors managed and the recurring fee each one generates. Count the doors, confirm the management fee percentage, and read the contracts for term and cancellation language. A business managing 400 stable single-family doors on solid agreements is worth more than one with the same revenue concentrated in a few buildings that could leave at once.
Most management agreements let the owner terminate with about thirty days' notice, so the recurring revenue is stickier in practice than on paper but never guaranteed. The real risk is concentration: if a handful of owners control most of the doors, losing one relationship reshapes the business. Get a door-by-door and owner-by-owner breakdown and check how long the largest relationships have been in place.
You will hold other people's money: security deposits, rent collected for owners, and reserve funds, all of which sit in regulated trust or escrow accounts. Commingling or shortfalls in these accounts are a serious regulatory problem that becomes yours at closing. Insist on a reconciliation of every trust account and, ideally, an independent review before you assume responsibility for the funds.
In the majority of states, managing property for others and collecting rent requires an active real estate broker's license. If the seller is the licensed broker of record and is leaving, you need your own qualifying license or a licensed broker on staff, or you cannot legally operate. Confirm your state's exact requirement and your licensing path before you commit.
Scattered single-family homes, HOA communities, and multifamily buildings have very different economics. Single-family management is maintenance-coordination heavy and labor-intensive per dollar; HOA and multifamily concentrate more doors under one relationship but carry their own complexity. Understand the mix, because two companies with identical door counts can have very different workloads and profitability.
Answers to common buyer questions for this market.
