⚡ TL;DR:
5 new businesses for sale: construction software, roofing, ATM route, dental practice, commercial fabrication
Arbitrage strategy: Buy business + real estate, immediately sell building back to slash effective purchase price
Best for: dental/vet clinics, car washes, self-storage
Newly Listed Deals
Construction Software Company
Dallas-based construction software company established 1991, specializing in easy-to-use estimating and project management solutions for North American contractors. Listed at a $1.7M asking price on $349K in revenue with $220K cash flow and $410K in balance sheet cash.
📍 Location: Dallas, TX
💰 Asking Price: $1.7M
💼 Cash Flow: $220K (+$410K balance sheet cash)
📊 Revenue: $349K
ℹ️ Source: BizQuest
⏰ Listed 5 Days Ago
Business Highlights
Proprietary software with $650K+ source code rights
30+ years proven success with construction industry clients
3 employees lean operation ready to scale
Owner staying available for transition support
Residential Re-Roofing Contractor
Tampa-based residential roofing contractor established with strong brand recognition, continuing year-over-year growth. Listed at 2.6x earnings at $1.5M asking price with $3M+ annual sales, includes 4 employees plus 2 sub crews.
📍 Location: Tampa, FL
💰 Asking Price: $1.5M
💼 Cash Flow: $587K
📊 Revenue: $3M
🧮 Estimated DSCR: 2.61x
💵 Estimated Cash Flow After Debt Service: $362K
ℹ️ Source: BizMLS
⏰ Years in Operation: Established
Business Highlights
Semi-absentee owner who travels frequently
Strong brand name with established market presence
Consistent growth year after year
6 total crews (4 employees + 2 sub crews)
Add-on opportunity for larger roofing companies
POLL: Where are you finding your best acquisition opportunities?
ATM Route Business
Jacksonville-based passive income stream with 209 operational ATMs generating $402K annual cash flow. Listed at 3.5x cash flow at $1.4M asking price on $502K gross revenue, portfolio strategically placed in high-traffic retail locations with minimal oversight required and 90-day transition support included.
📍 Location: Jacksonville, FL
💰 Asking Price: $1.4M
💼 Cash Flow: $402K (EBITDA)
📊 Revenue: $502K
🧮 Estimated DSCR: 1.59x
💵 Estimated Cash Flow After Debt Service: $178K
ℹ️ Source: BizQuest
⏰ Listed 2 Days Ago
Business Highlights
209 ATM locations in convenience stores and entertainment venues
$160/month per machine average profit
2 employees minimal oversight needed
Exclusive location agreements preventing competition
50+ expansion sites identified but not pursued
General Dental Practice
Premier North County Coastal dental practice in prime Encinitas corridor with 3,816 active patients and prominent signage on major thoroughfare. Listed at sale price with $1.28M revenue, 5 operatories with state-of-the-art technology, includes Eaglesoft software, Schick sensors, CEREC Primescan, and 3D Cone Beam scanner.
📍 Location: San Diego, CA
💰 Asking Price: Not Disclosed
💼 Cash Flow: Not Disclosed
📊 Revenue: $1.28M
ℹ️ Source: DDSMatch
⏰ Listed: 3 Days Ago
Practice Highlights
3,816 active patients in affluent coastal community
5 operatories with digital workflow capabilities
Top-tier equipment A-dec chairs, lights, delivery units
Excellent visibility major business thoroughfare location
Turnkey opportunity established team and systems
Commercial Countertop and Cabinet Fabrication
North Carolina-based commercial fabrication business specializing in countertops, cabinets, and vanities for multi-family and large-scale rental properties. Listed at 3.2x earnings at $3.5M asking price with $4.8M annual sales, includes established vendor partnerships and 3 employees.
📍 Location: Wake County, NC
💰 Asking Price: $3.5M
💼 Cash Flow: $1.1M
📊 Revenue: $4.8M
🧮 Estimated DSCR: 2.10x
💵 Estimated Cash Flow After Debt Service: $575K
ℹ️ Source: Transworld
⏰ Listed 5 Days Ago
Business Highlights
High-volume commercial focus on multi-family units and large rentals
Strong vendor partnerships with consistent revenue
Deep contractor relationships in residential communities
Professional management under owner's supervision
Comprehensive training and support provided
Proven partner delivering on-schedule solutions
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🏢 Should You Buy a Business with Real Estate?
When you're buying a business that owns its building, you might be sitting on a hidden arbitrage opportunity worth millions.
The strategy: buy both the business and the real estate, then immediately sell the building while keeping the business. Done right, this can reduce your effective purchase price by 75%.
Finding These Opportunities
Start your search with specific filters on deal sites:
Deal Sites: Filter for "Real Estate Included"
LoopNet: Search for "Owner User" properties with businesses
Business broker listings: Look for "RE included" or "owns building"
The key tell: listings that mention "business + real estate" or quote a combined price. These sellers are already mentally committed to a package deal.
The Math You Need to Master
Before making any offer, run this three-step analysis:
Step 1: What's Your Baseline? Calculate your returns if you keep everything:
Total investment: $2.5M (business + building)
Business cash flow: $400k/year
Basic ROI: 16%
Step 2: What's Market Rent? Research what similar businesses pay in rent:
Pull NNN lease comps from LoopNet/Crexi
Call brokers: "What would a 4,000 sq ft dental office lease for?"
Typical range: $25-35/sq ft NNN
Critical test: Can your business afford this rent and remain profitable?
Step 3: What's the Building Worth Alone? This is where you find the arbitrage:
Market rent: $30/sq ft × 4,000 sq ft = $120,000/year
Divide by market cap rate: $120,000 ÷ 6.5% = $1,846,000
Your arbitrage: $1,846,000 (standalone value) - $500,000 (what you paid) = $1,346,000
The Quick Test: If the building's standalone value exceeds 60% of your total purchase price, you've likely found a winner. In our example: $1.85M ÷ $2.5M = 74%. That's a strong deal.
A Real-World Example
Michael Moreno recently detailed on X how one operator executes this perfectly. Here's the actual math from one of his dental practice deals:
The Package Purchase:
Practice EBITDA: $400,000
Purchase multiple: 5x = $2 million
Building: $500,000 (way below market)
Total investment: $2.5 million
The Immediate Sale-Leaseback:
Market rent: $30/sq ft × 4,000 sq ft = $120,000 annually
15-year NNN lease with 2% bumps
Sale at 6.5% cap rate = $1.85 million
The Arbitrage Captured:
Cash back at closing: $1.85 million
Net practice investment: $650,000
Effective EBITDA multiple: 1.6x instead of 5x
Future exit at 12x = 7.5x value creation
Your Due Diligence Checklist
Think Like a Real Estate Investor (Not Just a Business Buyer)
You're buying as an operator but selling as a landlord. This dual perspective drives every decision.
Location Through Your Buyer's Eyes: Be brutally honest about your building's quality — real estate investors are picky. A tired building on a side street commands a higher cap rate (lower price) than a pristine property on Main Street. Know what you're buying and what cap rate you'll realistically achieve when you sell.
The Replacement Tenant Test: If your business failed tomorrow, who would lease this space? Former Blockbusters became urgent cares because they're generic boxes with good visibility. Former Pizza Huts sit empty because they're too specific. Your auto repair shop with 12 bays and lifts has limited appeal. But that 5,000 sq ft flex space with drive-in doors? Everyone from Amazon delivery to CrossFit wants it.
Hidden Value You Don't Need (But Buyers Want):
Excess parking
Monument signage rights
Environmental clearances
Separate meters and HVAC for multi-tenant
The Rent Reality Check: Before modeling any arbitrage, ensure sustainability:
Rent should be 6-10% of revenue (higher for retail, lower for industrial)
EBITDAR (earnings before rent) must cover rent by 2.5x minimum
You're signing for 10-15 years - model the downside scenarios
Know Your Cap Rate Tier: Your business quality determines your building's value:
National franchise (Starbucks, Fresenius): 5.5-6.5%
Regional chains with audited financials: 6.5-7.5%
Profitable local business: 7.5-8.5%
Startup or marginal operator: Don't bother
A half-point in cap rate equals 8% in value. Getting from local to regional credit through growth or franchising can add $200,000 to your building value without touching the real estate.
Where This Works Best
High-Success Industries:
Veterinary clinics (national consolidators love these)
Dental practices (proven model, strong cap rates)
Car washes (location-dependent, high demand)
Self-storage (alternative use value)
Moderate-Success Industries:
Light manufacturing (depends on location)
Auto service centers (franchise preferred)
Medical offices (specialty dependent)
Proceed With Caution:
Restaurants (unless QSR franchise)
Specialty retail (limited buyer pool)
Single-purpose buildings (bowling alleys, etc.)
When to Walk Away
Not every deal works. Skip opportunities where:
The real estate is truly integral to operations (quarries, marinas)
Market rents would exceed 12% of revenue
The building needs major capital improvements
Location has obvious obsolescence risk
The Bottom Line
This strategy isn't about financial engineering – it's about recognizing that real estate and operating businesses are priced in different markets by different buyers.
Your edge comes from being the translator between these markets.
Next acquisition you evaluate, run the three scenarios. You might find you're buying a business for nearly free.
Disclaimer: Educational content only - not investment advice. Listings from third-party sources, accuracy not guaranteed. Do your own due diligence. Consult professionals before making decisions.
