$500K Revenue/$180k SDE Pest Control Company— NYC Five Boroughs, Retiring Owner

Sharing an off-market opportunity we are working directly with the founder on. (Buy side deal, we expect buy side compentation) The business is a pest control operator based in Queens, NYC, serving all five boroughs. In operation since 1999 under the same sole owner. Predominantly commercial book: apartment buildings, senior residences, catering halls, and cafes. Mostly day work, mostly recurring. PestPac in place as the operating system. Trailing twelve months is around $525 to $540K revenue, up from approximately $497K in 2023 and just over $500K in###-###-#### Recurring base is $37,750 in monthly recurring revenue (roughly $453K ARR) with another $5 to $15K per month in one-shot and add-on work on top. Owner-reported SDE is in the $160 to $180K range, which includes his $110K salary, accountant-reported net, and some additional draws during the year. Books will need a normalization pass but the picture is consistent across the years we reviewed. Team is two full-time technicians plus a part-time Saturday route and a part-time administrative person. Two trucks usable. No customer concentration the owner has flagged. Long tenure on the book, with most accounts in the ten to twelve year range. The good. Long operating history with a stable commercial recurring base in one of the densest pest control markets in the country. PestPac already in place. Sticky customer relationships with decade-plus tenure. Owner is selling because he is tired of running it, not because of distress or trouble in the business. He is willing to stay on as a guide for roughly one year post-close. The bad. Smaller end of the spectrum at around $525K revenue. Two full-time techs plus part-time Saturday coverage means the operation is lean and the part-time Saturday tech is paid off-books. Some cash receipts mixed in that will need to be cleaned up in diligence. One of the two trucks is older and the owner is keeping his personal vehicle. Light marketing presence and a weak online footprint, including one unanswered negative review that has been sitting there. Owner-reported financials have not yet been normalized through a QoE. Process. Ask is around $500K. Owner is open to two structures: a minimum of 60 to 70 percent cash at close with the balance available for earnout, seller note, or other structured consideration, or alternatively a 70 to 80 percent cash down structure with the owner holding paper on the balance for one to two years against a personal guarantee. Wants to close by end of year if possible. Direct to owner, no broker involved. I am on the buy side and do not represent the seller. This is an exclusive engagement and we expect buy-side compensation from the closing partner per a standard finder agreement (modified Lehman, paid at close). If this fits your mandate, reach out directly: redacted