Want to own a modern, medically oriented private optometry practice in a thriving North County San Diego community? Here’s your chance. This long-established clinic in the Vista / Shadowridge corridor has grown into a consistent $1M+ revenue practice, with S-corp returns showing gross receipts of approximately $885,000 (2022), $957,000 (2023), and $1,030,000 (2024)—a three-year average close to $960,000, and 2025 annualized to the $1.04M–$1.05M range based on mid-year performance. A recent valuation snapshot calculates adjusted EBITDA / seller’s discretionary earnings at roughly $244,000 for 2024, reflecting strong owner income once salary, depreciation, interest, and discretionary items are normalized. With clean 1120-S tax returns, a detailed valuation, and diversified revenue, a qualified buyer with solid credit should be eligible for 100% practice financing through optometry-focused lenders.
The practice is situated in a busy neighborhood center in Vista, California, along the Shadowridge corridor—a dense, family-oriented pocket of North County San Diego. The area draws from nearby residential communities and local employers, with a strong base of insured patients. Insurance revenue accounts for roughly 74% of total collections (~$540,000), with self-pay/private pay contributing about 26% (~$190,000) and higher average tickets. The office also maintains a strong online reputation, with consistently positive 4.4 stars Google reviews praising the friendly staff, thorough exams, and modern technology—helping drive a steady flow of new patients without heavy marketing spend. Year-to-date, approximately 2,648 comprehensive eye exams have been performed, with management estimating about 20% new patients. This combination of stable insurance volume, meaningful private-pay upside, and strong reviews supports predictable, transferable goodwill.
The clinic occupies approximately 1,711 sq ft in a multi-tenant center, under a lease renewal running from March 1, 2023 through February 28, 2028, with an additional 5-year renewal option (2028–2033) available under the original lease terms. Base rent steps upward modestly over the term, from $3,165/month + NNN in Year 1 to $3,563/month + NNN in Year 5, equating to $1.85–$2.08 per sq ft—very reasonable for the North County San Diego market. The layout includes reception and waiting, an open optical, multiple exam spaces, and support areas fit into an efficient footprint, making it easy to operate with a lean team while still delivering full-scope care.
Technology is a major strength. The equipment list includes: an Optos Monaco (2019) providing ultra-widefield imaging and OCT; a Medmont corneal topographer (2020); Topcon CT-80 non-contact tonometer (2021); Topcon RM-8000 autorefractor (2021); Reichert phoropter (2018); Topcon SL-2E slit lamp; Marco keratometer (2019); and a Marco chair and stand (2022), among other instruments. The valuation places equipment fair market value at approximately $175,000, with total tangible assets (equipment plus frames) near $237,000. The optical is actively managed, with a frame-only inventory of about $62,000 at cost as of December 1, 2025, consisting entirely of current, saleable ophthalmic frames—not outdated or clearance stock. A buyer steps into a fully stocked, revenue-ready dispensary with no immediate need for heavy reinvestment.
Clinically, the practice offers full-scope primary and medical eye care, supported by a clear, tiered fee schedule. Contact lens services range from basic refits (around $80) to higher-complexity and medically necessary fits in the $150–$380 range, with discounts for in-house package options. Exams are priced competitively for the area (e.g., $89 children’s exams, $119 existing and new patient comprehensive exams), and office visits for pathology and medical checks are billed under structured tiers (e.g., $77 Office Visit Tier 1, $117 Pathological Check Tier 2, $39 retinal photos). The service mix skews toward comprehensive exams, contact lenses, and medical visits, with advanced imaging and widefield/OCT utilized routinely.
The payer mix is heavily weighted toward commercial vision plans and Medicare/medical payers. VSP, EyeMed, and VSP Medicaid together account for over 90% of order volume across vision plans (approximately VSP 57.7%, EyeMed 19.5%, VSP Medicaid 13.4%), with additional participation in Spectera, Medicare Part B, and Aetna. This diversified panel provides strong access to the local patient base while maintaining a healthy blend of routine, optical, and medical revenue streams.
Operationally, the practice demonstrates consistent throughput and strong earnings without excessive staffing. The revenue snapshot highlights roughly $730,000 in collections across a typical reference period, driven primarily by insurance but supplemented by higher-margin private pay. A small, cross-trained team supports front desk, optical, and clinical functions, and the practice runs on EyefinityPM for practice management, which integrates scheduling, billing, and reporting. For a new owner, there is immediate upside in refining scheduling templates, optimizing recall, and continuing to grow private-pay and high-value services like widefield imaging, complex contact lenses, and medical visits.
This is a compelling fit for an OD who wants a $1M+ North County San Diego practice with modern technology, strong insurance contracts, and room to grow—without the headaches of a cold start. Growth levers include targeted digital marketing and review generation, expanding medical and specialty contact lens services using the existing diagnostic platform, and fine-tuning fees and capture rates in the optical. A prior private equity offer of $1,000,000 was declined, providing an upper benchmark and underscoring the attractiveness of the underlying fundamentals.
100% Bank Financing Available for qualified buyers through conventional lenders.
For more information, including a comprehensive practice appraisal report and detailed financial package, please complete our Buyer Registration Form and Confidentiality Agreement.
