The Deal Sheet
2026-05-28
The Small Business Acquisition Newsletter
The Small Business Acquisition Newsletter
Weekly Deal Roundup
3 Deals We're Watching
Week of Week of May 28, 2026
01 — Deal of the Week
The Standout Listing
A stunning state-of-art laundromat with a shopping center for sale ↗
Garland, TX
$756,173
Revenue
$430,000
Cash Flow
$4,754,400
Asking Price
This is a rare hybrid play combining commercial real estate with an operating business—the seller is offering a fully occupied retail shopping center with below-market rents PLUS a brand-new smart laundromat built in 2023. The numbers tell the story: $430K in annual cash flow on $756K revenue represents a 57% cash flow margin, which is exceptional for laundromats and suggests the real estate component is carrying minimal debt service. At $4.75M, you're paying roughly 11x cash flow, but you're getting immediate stabilization, modern energy-efficient equipment, and built-in rent upside as leases reset. The Garland location benefits from strong Dallas-Fort Worth population growth, and the 2023 build date means you're buying peak efficiency equipment with years of useful life remaining.
Verdict: Compelling dual-income asset with institutional-quality setup and immediate cash flow
Verdict: Compelling dual-income asset with institutional-quality setup and immediate cash flow
◉ DEAL OF THE WEEK
02 — Also Worth Watching
Runner-Up Deals
Scalable Plumbing Service Business with Advanced Tools ↗
Louisville, KY
$1,780,854
Revenue
$373,979
Cash Flow
$400,000
Asking Price
Our take: At just 1.07x cash flow, this is dramatically underpriced for a plumbing business doing $1.78M in revenue with 21% margins. The 2006 establishment date gives you nearly two decades of operational infrastructure, and the Louisville market remains undersupplied in skilled trades—this is a cash machine being sold at used car prices.
Verdict: Exceptional value play with potential 3-5 year payback period
Verdict: Exceptional value play with potential 3-5 year payback period
Very Profitable window and blind washing business ↗
Antelope, CA
$160,000
Revenue
$160,000
Cash Flow
$200,000
Asking Price
Our take: This 35-year-old home-based business achieves a perfect 100% cash flow conversion rate ($160K revenue = $160K cash flow), meaning essentially zero overhead beyond owner labor. At $200K asking price, you're looking at a 1.25x multiple with immediate payback potential and the flexibility to scale into neighboring counties or add complementary services.
Verdict: Bootstrap dream with owner-operator upside and instant profitability
Verdict: Bootstrap dream with owner-operator upside and instant profitability
03 — Market Pulse
What We're Tracking
- • Real estate-backed businesses are commanding premium multiples as buyers seek inflation-hedged cash flow—the Garland laundromat deal proves sellers can push 11x+ when property is included
- • Service businesses with sub-2x cash flow multiples are creating extraordinary buying opportunities, particularly in trades like plumbing where labor shortages keep competition thin
- • Established businesses with 20+ year track records (window washing, HVAC, electrical) continue trading hands as boomer owners exit, creating generational wealth transfer opportunities for younger operators
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