Daycare Turnkey Two-Location | $199K SDE | Infant Waitlist
Share on Facebook 
Post to X 
Share on LinkedIn 
Share on Reddit Business Description
Turnkey two-location child care business serving affluent Western Pennsylvania communities, established in 2001 and operating from purpose-built facilities regarded as the finest daycares in their respective markets. Trailing twelve month revenue of $930,203 and Adjusted SDE of $198,826, with the owners drawing zero salary and spending roughly five hours per week combined on the business. Day-to-day operations are run by tenured on-site directors, led by a director with sixteen years at the company. This is a business you own, not a job you buy.
The centers serve children from six weeks through five years plus before and after school care, with both locations adjacent to well-regarded public schools and receiving school-age children by bus daily. Meals are included in tuition. Revenue is roughly 94 percent private pay, billed against contracted family schedules through ProCare, an industry-standard management platform whose check-in kiosks also handle staff timekeeping. Combined building capacity exceeds 165 children against current enrollment of about 90, and demand is proven rather than projected: there is an active infant waiting list, with expectant families enrolling before their children are born. The owners report they would fill more seats today if they could hire faster.
The earnings quality is unusual for a listing this size. Reported figures come from clean books and are supported by a complete sell-side Quality of Earnings analysis reconciling results to the general ledger and filed tax returns; qualified buyers receive the workbook under NDA. Adjustments are few and documented: acquisition debt service that does not transfer, plus minor discretionary items. No owner compensation addback is needed because none is taken, and no manager replacement adjustment is needed because the managers are already on payroll. Current earnings also carry a full market lease entered at 2025.
Growth is immediate and requires no reinvention. Tuition has not increased since 2023 despite the premium facilities; because staffing, rent, and food costs do not move with a rate change, a catch-up increase flows essentially dollar for dollar to earnings, and families absorbed a 2024 credit card fee pass-through without attrition. Hiring into the waitlist converts demand directly into revenue against 165+ seats of building capacity. One location sits in a growing district with a major approved distribution facility on the way, adding future demand from exactly the full-time working families that center serves. Illustrative pro-forma SDE with a 4 to 8 percent tuition catch-up runs approximately $233,000 to $268,000.
The facilities were purpose-built as daycares with age-appropriate infrastructure throughout: child-height fixtures, in-room changing stations, dedicated nap equipment, and fenced play yards. One center was completely renovated within the last three years and presents as nearly new. Real estate is leased from a cooperative landlord.
The sellers, who maintain full-time professional careers outside the business, will provide a customary transition including introductions to directors, staff, families, and the landlord, and will sign a standard non-compete. The external accountant of more than twenty years provides continuity through closing. The earnings profile comfortably supports SBA 7(a) acquisition financing. Sign the NDA to receive the Confidential Information Memorandum and Quality of Earnings workbook.
The centers serve children from six weeks through five years plus before and after school care, with both locations adjacent to well-regarded public schools and receiving school-age children by bus daily. Meals are included in tuition. Revenue is roughly 94 percent private pay, billed against contracted family schedules through ProCare, an industry-standard management platform whose check-in kiosks also handle staff timekeeping. Combined building capacity exceeds 165 children against current enrollment of about 90, and demand is proven rather than projected: there is an active infant waiting list, with expectant families enrolling before their children are born. The owners report they would fill more seats today if they could hire faster.
The earnings quality is unusual for a listing this size. Reported figures come from clean books and are supported by a complete sell-side Quality of Earnings analysis reconciling results to the general ledger and filed tax returns; qualified buyers receive the workbook under NDA. Adjustments are few and documented: acquisition debt service that does not transfer, plus minor discretionary items. No owner compensation addback is needed because none is taken, and no manager replacement adjustment is needed because the managers are already on payroll. Current earnings also carry a full market lease entered at 2025.
Growth is immediate and requires no reinvention. Tuition has not increased since 2023 despite the premium facilities; because staffing, rent, and food costs do not move with a rate change, a catch-up increase flows essentially dollar for dollar to earnings, and families absorbed a 2024 credit card fee pass-through without attrition. Hiring into the waitlist converts demand directly into revenue against 165+ seats of building capacity. One location sits in a growing district with a major approved distribution facility on the way, adding future demand from exactly the full-time working families that center serves. Illustrative pro-forma SDE with a 4 to 8 percent tuition catch-up runs approximately $233,000 to $268,000.
The facilities were purpose-built as daycares with age-appropriate infrastructure throughout: child-height fixtures, in-room changing stations, dedicated nap equipment, and fenced play yards. One center was completely renovated within the last three years and presents as nearly new. Real estate is leased from a cooperative landlord.
The sellers, who maintain full-time professional careers outside the business, will provide a customary transition including introductions to directors, staff, families, and the landlord, and will sign a standard non-compete. The external accountant of more than twenty years provides continuity through closing. The earnings profile comfortably supports SBA 7(a) acquisition financing. Sign the NDA to receive the Confidential Information Memorandum and Quality of Earnings workbook.
About the Business
- Years in Operation
- 25
- Employees
- 22 (8 Full-time, 14 Part-time)
- Facilities & Assets
- The business operates from two purpose-built child care centers constructed in the early 2000s specifically as daycares, with combined building capacity of 165+ children. Both feature age-appropriate infrastructure throughout: child-height sinks and fixtures, in-room changing stations, dedicated nap equipment, and fenced outdoor play areas. One facility was completely renovated within the last three years, including new drywall, flooring, and equipment, and presents as nearly new. Classrooms are organized by age from infant through pre-K, plus space for before and after school care. The sale includes all furniture, fixtures, and equipment: classroom furnishings, teaching materials, meal service equipment, check-in kiosks, and playground assets. Billing, enrollment, attendance, and staff timekeeping run on an industry-standard management platform. Real estate for both centers is leased from a cooperative landlord; rent shown covers both facilities.
- Market Outlook / Competition
- The centers serve overwhelmingly private-pay families (state-funded enrollment is roughly six percent of revenue) in communities where demand for quality child care exceeds supply. Both locations sit adjacent to well-regarded public schools and receive school-age children by bus daily, anchoring relationships with working families. The primary location serves an affluent suburban township with household incomes well above the regional average. The facilities are regarded locally as the finest daycares in their respective markets, yet tuition is priced comparably to lesser competitors, leaving pricing power on the table. US child care is a roughly $73 billion industry growing about six percent annually, and industry-wide staffing shortages constrain new supply, protecting established operators with tenured staff. Demand here is demonstrated rather than theoretical: there is an active infant waiting list, with expectant families enrolling before their children are born.
- Opportunities for Growth
- Four levers, none capitalized in the trailing figures. First, tuition has not increased since 2023 despite premium facilities; because staffing, rent, and food costs do not move with a rate change, a catch-up increase flows essentially dollar-for-dollar to earnings. Second, current enrollment of roughly 90 children sits well below 165+ of building capacity, with an active infant waitlist; each teacher hired converts waitlisted families directly into revenue. Third, one location sits in a growing district with a major approved distribution facility on the way, adding future workforce demand from exactly the full-time working families that location serves. Fourth, program expansion: school-age offerings can grow around existing bus relationships, and a previously run senior volunteer reading program is ready to restart. A buyer who simply raises rates and hires steps into meaningfully higher earnings in year one.
Real Estate
- Owned or Leased
- Leased
- Rent
- $12,553 per month
About the Sale
- Seller Motivation
- Owners refocusing on family and full-time careers outside the business
- Transition Support
- The sellers will provide a customary transition including introductions to directors, staff, families, and the landlord, and will sign a standard non-compete. The people who actually run the business stay with it: day-to-day operations are managed by on-site directors, led by a director with sixteen years at the company, while the owners spend roughly five hours per week combined and draw no salary. The external accountant, who has processed payroll and books for more than twenty years across two ownerships, provides continuity through and beyond closing. This is a genuinely turnkey operation: a buyer inherits functioning management, tenured staff relationships, and clean platform data rather than a job.
Listing Info
- ID
- 2554100
- Listing Views
- 11
Attached DocumentsAttachment Disclaimer
Listing ID: 2554100 The information on this listing has been provided by either the seller or a business broker representing the seller. BizQuest has no interest or stake in the sale of this business and has not verified any of the information and assumes no responsibility for its accuracy, veracity, or completeness. See our full Terms of Use. Learn how to avoid scams.
Businesses for SalePennsylvania Businesses for SalePennsylvania Educational Businesses for SalePennsylvania Day Care & Child Care Centers Businesses for Sale
Similar Listings
Saved Businesses limit reached.
Remove some Saved Businesses.
Remove some Saved Businesses.
