Reliable Exterior Property Services, Boca Raton FL Mobile Cleaning & Maintenance

$3.0M

Revenue

$654K

SDE

1.6x

Multiple

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Full Editorial Writeup

This is a mobile exterior property services business based in Boca Raton, Florida, serving commercial, industrial, multifamily, and residential clients. The core service mix covers building and surface cleaning, dryer vent cleaning, graffiti removal, and general exterior upkeep, with snow clearing referenced as an additional line. The value proposition is a single-vendor solution for property managers who want scheduled, recurring maintenance handled through one provider instead of coordinating many.

The economics are what stand out. On roughly $2.97M of revenue the business throws off $653,921 in owner cash flow, a 22% margin that is healthy for a mobile services operation. It is asset-light, mobile, and built around service agreements that create predictable recurring work rather than one-off jobs.

At an asking price of $1,065,138, the deal is priced at just 1.63x cash flow. That is a notably low multiple for a services business generating over $650K in earnings, which either signals real customer concentration or transition risk buried in the numbers, or a genuine mispricing worth pursuing hard in diligence.

Why we like it

Earnings quality is the headline. The business converts $2.97M of revenue into $653,921 of cash flow, a 22% margin, and the 1.63x asking multiple is well below typical services comps that clear 2.5x to 3.5x. If the earnings hold up under scrutiny, the buyer is paying well under a two-year payback.
Durability comes from the recurring model. Property managers sign scheduled maintenance agreements for exterior care, which means work renews by default rather than being re-won each cycle. Dryer vent cleaning and graffiti removal tie to safety and compliance needs that property owners cannot skip indefinitely.
The service is genuinely non-discretionary at the commercial level. Building appearance, tenant safety, and property value protection are line items property managers keep funding through downturns. Exterior upkeep is a cost of doing business for landlords, not a nice-to-have.
Operator advantage is real because this is a fragmented, unglamorous local trade. A hands-on owner who tightens scheduling, adds crews, and cross-sells existing accounts across multiple service lines can compound revenue without heavy capital. Mobile and asset-light means growth does not require buying real estate or a large fleet upfront.

How to improve it

Audit and formalize every maintenance agreement in the first 90 days. Convert any informal or handshake accounts into written recurring contracts with defined scope and pricing, which both stabilizes revenue and materially raises the resale multiple on exit.
Cross-sell existing customers across the full service menu. Many accounts likely buy one line such as building cleaning but not dryer vent cleaning or graffiti removal; a structured account review can lift revenue per customer without new customer acquisition cost.
Build a repeatable commercial sales motion targeting property management companies and HOAs. One property manager can control dozens of buildings, so landing a single management firm can add multiple recurring accounts at once.
Implement the field service software fully for scheduling, routing, invoicing, and payment collection. Route density and faster invoicing directly improve margins in a mobile business where drive time and receivables are the main leaks.
Reduce reliance on the owner by hiring or promoting a field operations lead. The low multiple may partly reflect owner dependence, so documenting processes and installing a manager protects earnings and widens the future buyer pool.
Segment and reprice the customer book. Identify low-margin or one-off residential jobs and either reprice them or shift focus toward higher-value recurring commercial contracts that carry better margins and retention.

Diligence notes

Interrogate the 1.63x multiple. A services business earning $653K rarely sells this cheap without a reason, so press hard on customer concentration, whether the cash flow is add-back inflated, and how much of the work depends personally on the owner.
Verify the recurring revenue claim with actual contracts. Ask for the number of active maintenance agreements, their terms, renewal history, and churn, and confirm what share of the $2.97M is genuinely contracted versus project-based or seasonal.
Scrutinize seasonality and the snow clearing line. A Boca Raton, Florida base with snow clearing in the service list is inconsistent, so confirm where revenue is actually generated and whether any of it comes from a separate or northern operation.
Confirm labor structure and 1099 versus W-2 status. Mobile cleaning crews are the cost base, so validate crew count, turnover, whether workers are misclassified, and whether wage inflation or a tight labor market threatens the 22% margin.
Reconcile the reported cash flow to tax returns and bank statements. Request three years of financials and confirm the $653,921 figure ties to filed returns rather than a seller add-back estimate, since the entire thesis rests on that earnings number being real.

Source

Originally listed on BusinessBroker.net. View original listing →