All-Cash, Low-Maintenance Acupuncture Practice for Sale in Pennsylvania

The city of Greensburg is located 30 miles southeast of Pittsburgh and is part of the greater Pittsburgh Metropolitan Area.
Though it is a small historic town of about 15,000 people, its population more than doubles during work hours, and the clinic draws from the Pittsburgh Metro’s population of 2.3 million.
Greensburg is well-known as a tourist destination for its fun, revitalized historic downtown, and is considered a major cultural destination in Western Pennsylvania owing to its various museums, festivals, and performances throughout the year.
US News has ranked it as one of the country’s top retirement destinations, and the community’s Seton Hill University as one of the best regional universities.
Niche.com lauds Greensburg for its low cost of living and its opportunities for young professionals.
And the surrounding Laurel Highlands area is sought out for its spectacular natural scenery, outstanding four-season outdoor recreation, and abundance of family activities.
The clinic is a stand-alone building shared with a chiropractic office and surrounded by many other medical offices.
It is located just east of town with easy access from the area’s main east-west highway.
It consists of 2 treatment rooms, a waiting/reception area, a bathroom and a separate entrance/exit (facilitating Covid-friendly one-directional traffic).
There is additional space available in the suite should a new owner want to expand.
The decor is modern and tasteful, parking is easy and ample, and the clinic maintains a close relationship with nearby health providers from which it receives many referrals.

SWA is a non-specialty practice, seeing patients for a very broad range of conditions.
That said, a large portion of the patient population come in for treatment of pain and orthopedic complaints as well as for issues related to fertility.
The current patient load consists primarily of professionals between from 30 to 60 years of age.
Demand for acupuncture is very high with virtually no competition.
The clinic owner currently averages about 75 patient visits per week, with multiple calls per day from new patients.
Currently, Mrs. VanderBrook must turn down new patients because the schedule is consistently full.
Most patients continue to come in for maintenance on a consistent basis, and all pay in full at the time of service—the clinic is all cash and does not accept insurance.
Zero paid marketing is required to keep the schedule consistently full.
This is because of very robust word-of-mouth marketing and practitioner referrals. Having been employed at local clinic prior to founding SWA, the owner has attracted a large number of local practitioners as clients.
They in turn refer their own patients. SWA also enjoys a well-established online presence and word-of-mouth referrals from former patients, both of which attract a reliable stream of new business.

The current owner was trained in and uses standard acupuncture and traditional Chinese diagnostic and treatment modalities.
She specializes in the use of cupping and gua sha, and does a lot of motor point work as well.
SWA is the only practice offering Chinese herbal medicine, and about 10-15% of patients currently get herbal medicine prescriptions (many drop-shipped).
She recommends plenty of western supplements and makes an average of $1,000 per month on those alone.

The following income and expense summaries are derived from an average of income and adjusted* expenses from 2017-2019. Note that Ms. VanderBrook started her own practice second quarter 2017, the practice is all-cash, and Ms. VanderBrook has office hours four days per week and takes up to three weeks off per year.

Income

Average gross yearly revenue: $156,710 (~$13,000+/mo)

Expenses

Average adjusted expenses: $21,430 yearly ($1,786/mo)

*Adjusted expenses are the net expenses that a new owner would have to take on in order to run the business at the same level of revenue as the current owner. Thus, elective variable expenses such as continuing education, transportation, licenses and fees, etc. are removed from gross expenses to calculate adjusted expenses. Take-home pay for the owner is included in adjusted expenses at the same level the current owner is paid.

Net Profit:

Average $135,280 per year (~$11,273/month).

$135,750 OBO. The price is based on a conservative professional valuation of over $140,000, with 2019’s gross income at just under $200,000.
The valuation would be much higher if the business had existed for a few more years, but the owner’s motivation to sell in a timely fashion has allowed her to generously factor in a discount off of the gross proceeds for potential attrition and start-up costs on change of ownership. She expects the right person will retain her patients and transition smoothly, making this a great opportunity for the buyer.
The purchase will be structured as an asset purchase agreement and may be drawn up between buyer and seller (preferred) or by attorneys, at the discretion and by agreement of both parties.
Approval of the buyer is subject to a credit check, and loans from medical practice brokers, banks, or the Small Business Administration (SBA) may be available to finance the transaction depending on the buyer’s creditworthiness.
Upon purchase, the new owner will receive all patient records and equipment in addition to any supplement inventory.
The current owner will also transfer to the new owner all clinic-related intellectual property, including the clinic phone number, website, online reputation and social media accounts, and clinic-related financials.
The landlord is willing to transfer the lease and the current owner will facilitate interaction with the landlord in order to secure favorable lease terms.
The current owner’s goal is to surrender the practice by the April 2021. She would be willing to stay on for a limited time to train a new owner in her techniques and to assist in the transition if so desired by the new owner at no additional cost.

While the current practice nets a healthy return, a motivated buyer could significantly increase their income upon acquisition through a number of simple changes.

Expand hours of operation. Though the current owner has office hours 4 days per week, there is plenty of room to expand office hours, including to high demand weekend days, which would allow for more appointments and revenue.
Bring on additional practitioners. In addition to or in lieu of working more hours, the practice could support multiple providers as contractors, associates or employees. These additional practitioners could be acupuncturists, massage therapists, estheticians or other.
Add another treatment room. The current owner works out of two rooms, but the office has one additional room that could be modified to provide a third treatment room. Doing so could increase the number of patients seen by the new owner and/or an associate.
Accept insurance. The practice is proud to be a low-maintenance, high-net, all-cash business. An enterprising new owner could certainly attract even more business by accepting and billing insurance.
Increase marketing. The practice does zero marketing outside of its web presence, online reputation and social media. Existing patient information could be used for marketing directly to current and former patients, but the clinic has been busy enough that these resources have not been leveraged. Doing any kind of additional marketing would create more opportunities for an increase in new patients and a reactivation of former patients.
Improve online presence. The current owner has been successful without putting too much ongoing effort into the practice’s online presence. Blogging (to update the website with fresh content, a good SEO practice), paid online marketing and more frequent email marketing could all grow awareness of the clinic in order to generate more revenue.
Grow the herbal medicine revenue stream. Furthering patient education on the benefits of herbal medicine could greatly increase the percentage of patients seeking herbal medicine and supplements.

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The Alphabet District and Nob Hill sections of

Northwest Portland are the places to live if you’re seeking a true urban lifestyle. Young singles,

couples, and families choose this neighborhood for its wealth of shopping, restaurants, and

transportation options. Out of state transplants are particularly prevalent. Although formally

named the Alphabet District, this section of Portland is also known as Nob Hill after the famous

San Francisco neighborhood.

History

The northwest section of Portland was planned and developed by Captain John Heard Couch.

Couch was an accomplished seafarer who also started Oregon’s first newspaper, The Spectator.

Couch’s naval background led him to believe that the intersection of the Willamette and

Columbia Rivers would one day become a great commercial center, surpassing then-rival

Oregon City. Couch’s decision to found the Lovejoy-Pettygrove land site was a key milestone in

early Portland history. Couch is the one who laid out the streets of today’s Northwest Portland

with the letters of the alphabet into what we now know as the Alphabet District. The streets were

originally known as A Street, B Street, etc. from 1865 to 1891 when the streets were given their

current names. Fans of The Simpsons television show will recognize the names of several streets

in the Alphabet District like Flanders and Lovejoy. The main thoroughfare, Burnside, was

perhaps an inspiration for Oregon native Matt Groening’s Mr. Burns?

Northwest Portland contains much notable

architecture including the Temple Beth Israel, Trinity Cathedral, and family dwellings from

some of Portland’s earliest elite residents. There are a large number of apartments here; many

were built in the first half of the 20th century. Period details have remained largely intact on the

older buildings. This neighborhood has the highest population density in the city. Home styles

include many Victorians and luxury condos. There are fewer acres of parks here than other areas

of Portland, but this area is closest to one of the largest urban parks in the United States, Forest

Park. Proximity to the Oregon Zoo, the International Rose Test Garden, and the Japanese Garden

are also benefits of living in Nob Hill and the Alphabet District.

Northwest Heights is the neighborhood in the hills just above NW 23rd Street. This cluster of

houses is primarily owner-occupied (95%) and the public schools are exceptional. Home prices

have risen almost 60% over the last five years. The incline up to these homes is steep and streets

are narrow. No bus routes drive into these hills, so having a vehicle is essential.

Shopping

The shopping districts along Northwest 23rd and Northwest 21st Streets are the most popular in

Portland. People from around town and in the suburbs flock here for and upscale shopping

outlets like Eclectic Home, Gilt, and Williams-Sonoma. Many of Portland’s independent high

fashion boutiques are located along NW 23rd.

Food & Drink

People from the city and suburbs flock to notable area restaurants like Papa Haydn St. Jack, and

Ataula. If you’re looking to grab a drink after work check out Muse Wine bar, Fireside,

and McMenamins Tavern & Pool are all great spots to catch up with friends and

coworkers. Ken’s Artisan Bakery is a can’t miss spot along NW 21st. (Monday’s popular pizza

night inspired Ken to open Ken’s Artisan Pizza on the eastside of Portland.) For dessert head on

over to the famous Salt & Straw for some ice cream, but be prepared to wait as there’s usually a

line. Within the neighborhood, but off the beaten path, those in the know visit Saint Cupcake for

delicious cupcakes and World Cup Coffee & Tea for outstanding coffee. Neighborhood markets

include Trader Joe’s, Zupan’s, and Whole Foods.

Entertainment

During spring and summer, sports fans flock to

Providence Park, just off Burnside, for Portland Timbers and Portland Thorns games. Theatre

lovers attend performances at Artist’s Repertory Theatre at SW 15th & Morrison. Cinema 21

shows art house and classic films like Singin’ in the Rain or this year’s Oscar Best Picture

contenders.

Street parking in Northwest Portland is difficult, but not impossible. Off street parking is a

valuable commodity for both homes and condos. At Northwest 23rd and Irving, a developer has

proposed building an 87-spot parking garage. Chapman Elementary is rated as strong by the

Oregon Department of Education. West/East Sylvan Middle School and Lincoln High School are

also rated as exceptional. Multnomah County Library opened a branch at NW Thurman and NW

23rd in 2001. The library has many programs and materials for children including specialized

events for teens, toddlers, and pre-school students. The good news is that living in most of

Northwest Portland without a car is more than feasible. Public transportation to and from here is

fantastic. The Portland Street Car, MAX Light Rail, and several bus lines serve the

neighborhood. Getting to downtown Portland takes mere minutes. Driving to the Portland

International Airport clocks in between 20 and 30 minutes depending on time of day. The

neighborhood benefits from being relatively close to area freeways without the noise and hassle

of being too close for comfort.

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Reference: https://portlandrealestateblog.com/alphabet-district-nob-hill-portland/

Portland

Things to Do Outdoors in and Around

Portland

Here are some of the most popular active outings in the Portland area.

By: Brian Stevenson

Blanketed across the confluence of 2 majestic rivers and within an hour of both the Pacific Coast

and Cascade Mountains, Portland and its lush environs have something for nearly every lover of

the outdoors.

Hardcore funhogs can snowboard and run whitewater on the same day almost any time of year

and still be back in the city for dinner. More contemplative types might prefer a hilly amble

through Portland’s urban, but seemingly boundless Forest Park. Anglers can drop a line for wild

salmon where the placid Willamette River runs beneath downtown bridges. There’s surfing at the

coast, kite-boarding on the Columbia, and miles of bicycling on non-vehicular paths. Rock

climbing, golf, skate parks, birding; you name it and you can find it somewhere in or close to

Portland.

Here are some of the most popular active outings in the area.

1. Ski and Snowboard Mt. Hood in Winter and Summer

Timberline Lodge, Mt. Hood, Oregon

Iconic Mt. Hood stretches high above the surrounding hills east of the city. An hour or so in a car

or bus can get you to 1 of the giant volcano’s several alpine ski resorts.

Mt. Hood Meadows Resort has the edge on winter terrain. Timberline Lodge is the only place on

the mountain where you can still ride lifts to ski and snowboard in the heat of summer. Mt. Hood

Skibowl is the largest night skiing resort in the country. And, there are plenty of places to seek

out backcountry ski terrain for those qualified to do so. Visit fs.usda.gov/mthood for more

information on backcountry skiing (and other activities).

2. Kayak Downtown

See Portland’s skyline in relative solitude by kayaking the broad Willamette River through

downtown. Few large vessels ply the city center waterway; most ships and barges never venture

past the commercial ports downstream. Instead, you may share this section of river with a couple

of colorful Dragonboats (large paddle-powered race boats with Chinese-influenced serpent

designs) or an occasional sailboat. Rent kayaks from Portland Kayak Company or Alder Creek

(Alder Creek rents stand up paddle boards too). In summer, Portland Kayak Company runs

guided kayak tours a couple miles upstream from downtown where you might see great blue

herons, bald eagles or osprey in the Oaks Bottom Wildlife Refuge.

3. Hike Forest Park

TravelPortland.com

You don’t need to leave town for a hike through shadowy, towering stands of Douglas fir,

hemlock and western red cedar trees. Portland’s nearly 5,200-acre Forest Park boasts more than

80 miles of trails, which are accessible from more than 2 dozen trailheads. Most of the trails are

interconnected via the park’s 30-plus mile sinuous Wildwood Trail. Skip out of trendy NW 23rd

Avenue, walk a few blocks west to the entrance of Lower Macleay Trail. Follow the shady trail

up crystal clear Balch Creek. You’ll never know you’re still in the city. Another option is the

Maple Trail, festooned with its namesake trees along with red alder, sword ferns, and Oregon

grape.

4. Visit “The Gorge”

Michael Matti

As the last of the metro area disappears from your rear view mirror while driving east on

Interstate 84, you’ll be dwarfed on your right by the steep cliffs and promontories of the

Columbia River Gorge. Take exit 22, snake up the hill to the town of Corbett, then head east

(left) on the narrow Historic Columbia River Highway. The old 2-lane road provides access to

short trails which pass beneath multi-storied ribbons of free falling water and to arduous daylong

treks that reach sweeping vista points high above the river. If time is limited try the 2 1/2-mile

loop hike to misty Latourell and Upper Latourell Falls. A few miles farther east on the road will

get you to the trailhead for a hike up the scenic Wahkeena Trail to Devil’s Rest. You can marvel

at expansive Gorge views from several points along the trail. Contact US Forest Service officials

at the Columbia River Gorge National Scenic Area for information on routes and trail closures.

5. Run the White Salmon River

River Drifters

The dog days of summer send people searching for fun ways to cool off. Just an hour and 20

minutes east of Portland, southern Washington State's cool, spring-fed White Salmon river

provides relief in the form of snappy, adrenaline pumping rapids for rafters and kayakers. The

river rushes swiftly through a narrow and tight black lava canyon. There’s just enough sun in the

shady chasm to warm you up between the class III and IV rapids, which come one after another.

More intrepid paddlers can opt to run the frothing 10-foot-high Husum Falls. Wet Planet and

River Drifters offer commercially guided 1/2-day and full-day raft trips from April to October.

6. Bike Sauvie Island

Tim Jewett /TravelPortland.com

The gentle bucolic landscape of this island at the confluence of the Columbia and Willamette

rivers provides tranquility for road cyclists. Families and racewear clad peddlers flock to the

island on warmer days. A 12-mile long loop on the island’s south end is the most popular but

you can find greater solitude on the much longer Reeder Road loop. This route follows the

Columbia for quite a way. If it’s a clear day you’ll see the Cascade Mountains in the distance and

you may see eagles, osprey and other wildlife. If you’re driving to the isle from Portland, take

highway 30 west to the Sauvie Island Bridge. Pick up a parking permit, riding directions, and a

map from Cracker Barrel Grocery just north of the bridge on the island side. You can also get

parking permits and information from the Oregon Department of Fish and Wildlife.

Keep Reading

4 Must-Try Portland Brunch Spots

Dishing up a lot more than just bacon and eggs.

By: Jeremy Pawlowski

Portland takes its brunch very seriously. Take a look at any restaurant on a Saturday or Sunday

morning and you’re bound to see a line of hungry people milling around the sidewalk out front.

Even the rain won’t stop diners from waiting to get a taste of the inventive dishes being served

up at the hotspots listed below.

Jeremy Pawlowski

1. Hunnymilk

Jeremy Pawlowski

This “restaurant” doesn’t even have it’s own building to call home, but on Saturday and Sunday

mornings Hunnymilk takes over a local Italian eatery and cooks up some of the best brunch in

town. Brandon and Alex, the minds behind Hunnymilk, cook up their ideas in a test kitchen and

then offer them to the public on the weekends. The concept is simple, for $20 you get one

beverage, one savory dish, and one sweet dish. The focus is on inventive takes on a few classics

along with imaginative new dishes you’ve probably never seen on a menu before. Crowd

favorites include crispy pork ribs served over cheesy grits, and the carrot cake waffles dipped in

honey butter.

2. Tusk

Jeremy Pawlowski

Light, bright and playful is the best way to describe the atmosphere at what is quickly becoming

one of Portland’s hottest restaurants for brunch. Known for their locally- sourced,

Mediterranean-inspired, award-winning dinner menu they also offer the same in brunch form on

weekends. The flavors of the Pacific Northwest really get to shine at this restaurant as they focus

on vegetable-based dishes. In addition to their amazing food, they also offer up creative brunch

cocktails. The Eastern Maid for example is made with vodka, lemon, celery seed, hazelnut, rose

water, and yogurt. Tusk prides itself on only cooking with what’s in season so the vegetablecentric

dishes are constantly changing, meaning no two visits will ever be the same.

3. Broder

Jeremy Pawlowski

If you’re anything like me the closest you’ve ever come to Scandinavian food is the meatballs at

Ikea. So sitting down at Broder can be a bit intimidating. The menu is full of items that you can’t

pronounce, but this Swedish cafe has become a Portland staple, and for good reason. Pytt I

Panna, a Swedish hash, combines potatoes, soft baked eggs, peppers, onions and smoked trout to

create a delicious breakfast skillet like you’ve never had before. And make sure to try the

Aebleskivers, a small round Danish pancake that comes served with homemade lemon curd and

lingonberry jam. With food as delicious as Broder’s lines can get quite long here on the

weekends, but you can get right in on a weekday morning.

Jeremy Pawlowski

4. Hazel Room

Jeremy Pawlowski

Located in a 100-year-old house and adorned with antique furniture and art the Hazel Room is

sure to end up as one of your favorites before you even take a bite of their food. Make sure to

bring your appetite as you dig into to their slow-cooked pulled pork hash, biscuits smothered in

famous red gravy, and the deliciously sweet gluten-free coconut cardamom french toast. And

save some room for a slice of their homemade pie!

More Portland Food to Try

5 Delicious Donut Shops in Portland

Satisfy your sweet tooth in the Rose City.

Top Portland, Oregon Food Trucks

Reference: https://www.travelchannel.com/destinations/us/or/portland/articles/things-to-do-outdoors-inand-

around-portland

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Full-to-the-brim, all-cash acupuncture practice in the heart of Pennsylvania!

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