Middlesex Preschool and Youth Enrichment Center with Real Estate

$2.6M

Revenue

$630K

SDE

6.0x

Multiple

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Full Editorial Writeup

Exciting opportunity to acquire a well-established Preschool and Children’s Program, including the real estate. The program is operated by a dedicated team of experienced educators, instructors, and... Businesses Franchises Brokers Loading... Preschool and Recreational Program w Real Estate Middlesex County, MA Asking Price:$3,780,000 Cash Flow (SDE):$630,152 EBITDA:Not Disclosed Gross Revenue:$2,583,326 Real Estate:$2,990,000 Established:Not Disclosed Preschool and Recreational Program w Real Estate Business Description Established history with multiple revenue streams and a great team Exciting opportunity to acquire a well-established Preschool and Children’s Program, including the real estate. The program is operated by a dedicated team of experienced educators, instructors, and childcare professionals and benefits from strong enrollment, a loyal family base, and multiple year-round revenue streams.In addition to its early childhood programming, the business offers a highly successful summer program and youth recreational development program focused on fitness and skill progression for children of various ages and ability levels. Seasonal camps, school vacation programs, and specialty youth activities further enhance revenue and provide consistent community engagement throughout the year.The real estate is offered at $2,990,000 and the business at $790,000, for a total asking price of $3,780,000. The business is a longstanding, highly regarded children’s education and enrichment center with an excellent reputation in the community.An experienced management team overseeing day-to-day operations. The property is located in a highly desirable area known for strong schools, high household incomes, and low unemployment. The facility is well maintained and offers opportunities for future growth and expansion. Ad#:2511663 Detailed Information Furniture, Fixtures, & Equipment (FF&E): $550,000 Included in asking price Support & Training: 1 week Reason for Selling: Retirement Business Location Location: Middlesex County, MA Real Estate: Owned Included in asking price Demographic Information for Middlesex County Area Household Income Population Age Population Trend Population by Race/Ethnicity BizBuySell EDGE Financial Benchmarks for Massachusetts Day Care and Child Care Centers Gross Revenue Benchmarks Cash Flow (SDE) Benchmarks EBITDA Benchmarks BizBuySell EDGE Listing Statistics Saved This Listing Listing Last Updated Appeared in Search Listing Detail Views BizBuySell EDGE Know the True Market Value Before You Make an Offer Get valuation data to negotiate with confidence. Get a Valuation Report Business Listed By: Aaron Fox Transworld Business Advisors of Boston View My Listings Phone Number 978-341-3419 Voice only (no SMS) Memberships & Certifications: Ad#:2511663 The information in this listing has been provided by the business seller or representative stated above. BizBuySell has no stake in the sale of this business, has not independently verified any of the information about the business, and assumes no responsibility for its accuracy or completeness. Read BizBuySell's Terms of Use before responding to any ad. Learn how to avoid scams. Contact Form Full Name* Enter a valid Full Name Phone Number Enter Phone Number Email Address* Enter Email Address Optional Message Yes, send me the Buyer Newsletter for popular businesses, tips, & email promotions. Optional: Check if you want to use IRA/401k funds ($75K+) to buy a biz - Guidant will call Send Message By clicking the button, you agree to BizBuySell’s Terms of Use and Privacy Notice Business Listed By: Transworld Boston Transworld Business Advisors of Boston View My Listings Phone Number 978-341-3419 Voice only (no SMS) Your request has been sent. What Happens Next? is reviewing your details. A representative will reach out soon to discuss your options. Expect a response in 1-2 business days. Report an issue with this listing Similar Listings Day Care and Child Care Centers for Sale Preschools for Sale All Businesses for Sale in Middlesex County Well Established Successful Daycare Center and real estate For Sale MA Asking: $7,000,000 Thriving Multi-Location Swim School Located in Ma MA Asking: $525,000 Chelmsford, MA In-Person and Online Tutoring Agency $29,900 Chelmsford, MA Asking: $35,500 Sticky Fingers Cooking Franchise Opportunity Cash Required: $48,000 ©2026 CoStar Group Send Message Listing Shared via Email a6301374279843840.cdn.optimizely.com a6301374279843840.cdn.optimizely.com is blocked This page has been blocked by an extension Try disabling your extensions. 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Why we like it

Earnings quality is strong and diversified, with $630K of cash flow on $2.58M of revenue spread across preschool tuition, a youth recreation program, summer camps, and vacation programs. Childcare revenue is recurring and prepaid in many cases, and multiple year-round streams reduce the seasonality risk that plagues single-program operators.
The moat is location and reputation in a high-income Middlesex County suburb with strong schools and low unemployment. Childcare is sticky because parents rarely switch providers once a child is enrolled and a trust relationship is established, and licensed capacity in desirable towns is constrained by real estate and regulation.
Demand for early childhood education and childcare is among the most recession-resistant services in any portfolio. Working parents need care regardless of the macro cycle, and the affluent demographic here has the income to keep paying through downturns rather than pulling kids out.
The operator advantage is real: an experienced management team already runs daily operations, so this can function as a manager-run asset rather than a job. A buyer who installs basic enrollment, pricing, and marketing discipline can grow the existing footprint without rebuilding the team from scratch.
Owning the real estate means a buyer controls occupancy cost and captures property appreciation in a tight, wealthy market. The $2.99M facility is a financeable hard asset that supports SBA or conventional debt and protects downside if the operating business ever stumbles.

How to improve it

Re-underwrite the $630K cash flow by separating business profit from real estate value. Confirm what an owner salary and a market-rate rent or mortgage payment do to true operating earnings, because the business-only price of $790K against that adjusted number is what drives your real return.
Audit tuition pricing against the affluent local market and competitor rates within a 10-mile radius. High household income communities often support annual price increases that prior owners avoided to keep families happy, and even a 5 to 8 percent increase flows almost entirely to the bottom line.
Build a waitlist and capacity utilization dashboard in the first 90 days. If classrooms are running below licensed capacity, filling seats is the highest-margin growth lever available with no incremental fixed cost.
Expand the highest-margin ancillary programs, specifically summer camp, vacation-week programs, and the youth recreation track. These fill facility downtime, leverage existing staff and space, and deepen relationships with families already paying for preschool.
Tighten staff retention and licensing compliance, since teacher turnover is the single biggest operational risk in childcare. Lock key educators with retention agreements before close and document that all state licensing, ratios, and background checks are current.
Invest in a modern enrollment funnel: local SEO, Google reviews, tours, and a referral program for current families. Childcare buying decisions are local and reputation-driven, and a structured intake process converts more inquiries into multi-year enrollments.
Evaluate facility expansion or a second nearby location using the owned real estate as a financing base. If the building has unused space or land, adding classrooms increases licensed capacity and revenue without buying a new business.

Diligence notes

Verify the $630K cash flow includes a market owner salary and properly accounts for real estate carrying costs. With the property at $2.99M, a buyer financing the deal will carry significant debt service, so confirm the business-only economics support the $790K allocation and the loan stack.
Confirm current enrollment, licensed capacity, student-to-teacher ratios, and the waitlist. Pull the last three years of monthly enrollment data to assess whether revenue is stable, growing, or quietly declining, and whether there is real headroom to add seats.
Scrutinize state childcare licensing status, inspection history, and any compliance violations or pending issues. Massachusetts childcare is heavily regulated, and a lapsed license or unresolved citation can halt operations and destroy value overnight.
Assess key staff dependency and retention risk, especially lead educators and the management team that runs daily operations. Quantify wages versus market, identify who is essential, and determine whether they will stay post-sale, since the team is the operating moat.
Order an independent appraisal of the real estate to test the $2.99M valuation against comparable commercial properties in Middlesex County. Overpaying for the building inflates the blended multiple and erodes returns even if the operating business is solid.
Review the revenue mix and seasonality across preschool, recreation, and camp programs over a full year. Understand how much income is concentrated in summer versus academic-year tuition, and whether camp and vacation revenue is durable or dependent on the departing owner's relationships.

Source

Originally listed on BizBuySell. View original listing →