There's an Anytime Fitness near for sale for $30k. It's in a location with some competition but also pretty heavily populated. Overall the location seems like a B grade.

The owners bought an old anytime Fitness a year ago, gutted it, renovated and bought new equipment which will be paid off by the time the sale goes through. They said they are selling low to offload before they move full time to Florida to run other businesses and semi retire. They are 65 for reference and said they really just want to move to FL.

Being a year old, membership has a lot of room for growth. It's at 350 per month now. The owners had 2 other locations, each with around 1200 members and those sold for close to a million a pop.

My question is, should I be cautious that they are selling so low? The investment alone they must've made into the gym in the past year is at least 250k. Seems like either a lack of foresight or something is going on that they aren't telling me. They said the gym right now is just about to break into profitability.

Anything else I should know?

Edit: I did talk to the owner over phone for about 45 minutes and he didn't seem full of s@#t. Obviously doesn't mean they aren't withholding something but they are real people at least.

Edit 2: Lots of responses, thanks for the advice. It'll take me a bit to get through them.