The Weekly Prospect

🔍 Outposts

Listings found only on small regional brokers. Not on any aggregator.

Deal Outpost 01

Top-Performing Dog Daycare, Boarding & Grooming Business

The owner is retiring, and what they built is a 9,000 square foot purpose-built dog care facility with customized indoor and outdoor play yards, synthetic turf, and 9 full-time plus 13 part-time staff already running it. $444,119 in cash flow on $1,287,877 revenue is a 34% margin, which is high for pet services where 15 to 20% is more common. Daycare and boarding revenue repeats weekly, and grooming pulls the same clients back. Watch-outs: the facility is leased through 2031 and the business paid roughly $1,500,000 to build it out, so confirm the lease renewal terms before you underwrite that spend. The build-out is the moat. The lease is the risk.

Deal Outpost 02

4 Paws Kingdom: Dog-Exclusive Campground near Asheville

Three quarters of the guests come from inside a three and a half hour drive, and that catchment number is the first thing to test on a $2,300,000 ask. Everything else here is unusually well defended. 4 Paws Kingdom is a dog-exclusive campground near Asheville with 49 sites across 11 categories, seven fenced dog parks, and a dog wash room, which is not something a general-purpose RV park can bolt on. Travel & Leisure named it the country's top dog-friendly campground three years running, and a live-in manager is already in place. Watch-outs: cash flow is our estimate, not the broker's, so get the actual P&L before you price it.

Deal Outpost 03

Holiday Harbor Marina & RV Park, Lake Shasta

314 floating wet slips on the McCloud Arm of Lake Shasta, plus 27 full-hookup RV sites, a houseboat rental fleet, fuel, and a general store. Same family has run it since 1982; the marina itself dates to 1964. You cannot build a competitor here, which is the whole argument. The site sits on United States Forest Service land under a special use permit, and the seller re-permitted in 2025 with a term running to the end of 2044. Watch-outs: a change of ownership requires a fresh permit application, so confirm with the USFS district office what transfers and what gets re-reviewed. The completed NEPA work should help. Cash flow is estimated.

💎 Diamonds

The best deals in the country this week. Every source, every state.

Deal Diamond 01

Established 29-Year Southern California Security Company

$760,000 SDE on $1,809,000 revenue is a 42% margin, and contract guard services usually run 8 to 12%, so the first question is what the other 30 points are made of. The answer is probably the contract structure. This is a licensed private patrol operator with 29 years of history and more than 40 active client sites, billed through annual agreements that auto-renew. Growth has been referral-driven rather than bought. At 2.96x it is priced like a services business, not a contract book. Watch-outs: California guard work runs on a BSIS license that does not simply transfer. Confirm the qualified manager arrangement, the renewal dates on the largest sites, and current wage exposure.

Deal Diamond 02

Tampa Bay Landscape, Irrigation & Maintenance Company

The owner is retiring after 31 years, and the job they are handing over is estimating, bidding, and homebuilder relationships, not running crews. That distinction is most of the deal. Three service lines stack on top of each other: design and installation, irrigation, then recurring maintenance on the same properties. 17 to 20 employees including division supervisors, working out of a five acre yard with office, warehouse, and storage. $709,875 in cash flow on $3,550,000 revenue at 4.5x. Watch-outs: the company is active across roughly 10 residential developments, so ask what share of revenue the top three builders represent, whether contracts are per-project or standing, and how the book held through the last building slowdown.

Deal Diamond 03

Primary Care Practice in Southern New Jersey, Real Estate Available

A medical practice is only worth what the providers are willing to stay for, and this listing does not say who they are. That is the whole diligence exercise on an otherwise clean set of numbers. 25 years of operating history in Southern New Jersey, $705,368 in cash flow on $2,800,000 revenue, a 25% margin, and real estate available separately so a buyer can structure the financing to suit. At 2.41x it is the cheapest thing in this email. Watch-outs: find out how many physicians bill under the practice, whether the selling owner is one of them, what the payor mix looks like, and whether a non-clinical buyer can hold the entity in New Jersey.