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Aurora, Kane County

Bakery for Sale in Aurora, Illinois

A bakery in Aurora is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Naperville — not on a statewide rumor multiple. Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. The statewide bakeries playbook is on the industry hub; this page is the Aurora file. Confidential sale. No upfront listing fee.

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Aurora market

Selling a bakery in Aurora

A bakery in Aurora is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Naperville — not on a statewide rumor multiple. Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. The statewide bakeries playbook is on the industry hub; this page is the Aurora file.

Aurora is Illinois’s second-largest city, a Fox River industrial-and-downtown market that straddles Kane with reach into DuPage and Kendall — not a Naperville clone with a river.

Hollywood Casino, the downtown riverfront, and older manufacturing corridors sit a few miles from Route 59 rooftops. Spanish-language staff and customer books are an asset if they transfer and a key-person risk if the seller is the only bilingual closer. Buyers compare this business to Elgin and Joliet more often than to downtown Naperville.

Aurora has about 180,542 residents in Kane County, inside the Chicago-Naperville-Elgin area. Nearby markets buyers already compare this book to include Naperville, Elgin, Batavia, Geneva. That comparison changes who shows up: a buyer who will drive from Naperville is not the same buyer who will fly in from a coastal platform.

Planning facts

Typical multiple
2x–3x SDE
Typical timeline
6–12 months
SBA eligible
Often — confirm
County
Kane County
Population
180,542
Metro
Chicago-Naperville-Elgin
Nearby comps
Naperville, Elgin, Batavia, Geneva
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
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Kane County demand

Collar-county demand

DuPage, Lake, Kane, Will, McHenry, Kendall, and neighboring collar shops sell on household density and the I-88, I-90, I-94, and I-55 corridors.

There is no Chicago 45-day city notice unless the business also operates in Chicago. Buyers still compare this suburb to the next one on the same highway.

Aurora demand for bakeries is the customer list and the license path — not the Census population figure. About 180,542 residents is context for who already lives in the trade area. It is not a sale price.

Bakery in Aurora

What a Aurora buyer will underwrite on this bakery

Food and liquor in Aurora close on the lease and the local board as often as they close on prime cost. Kane County health and — if the room pours — local-control liquor are Aurora clocks, not a statewide multiple. Neighbors already compare this room to Naperville, Elgin, Batavia.

Bakeries statewide typically plan around 2x–3x SDE and a 6–12 months process when books and the lease are ready. That is a planning range, not a price for this Aurora shop. Buyers here usually argue wholesale account revenue, equipment condition, lease terms, brand recognition.

Closing clock for this Aurora file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: County health-department retail food licenses and, if they wholesale, cottage-versus-licensed-facility rules. The industry hub teaches the statewide rule. This URL is the Aurora application of it.

In a suburb like Aurora, owner-operators, bakers, hospitality professionals are the names that usually appear on the NDA list. A buyer who will drive from Naperville is not the same buyer who will fly in from a coastal platform.

Buyer pool

Who buys a bakery in Aurora

More owner-operator and regional-strategic than North Shore PE. Aurora and Elgin have scale; Geneva and St. Charles downtowns are lease- and tourism-sensitive. SBA 7(a) is the common path under ~$5M.

Illustration: a storefront bakery in Champaign with a coffee case, three wholesale café accounts, a deck oven near replacement, and a seller who still comes in at 3 a.m. Not a closed sale.

A bakery whose customers already sit in Naperville, Elgin, Batavia, Geneva is a larger business than one that stops at the Aurora city limit. Tell the truth about the route. Buyers will map it.

SDE recast

How a buyer will read the books on this Aurora bakery

Bakery recasts split wholesale accounts from the retail case. Add back owner-baker nights, then isolate wedding-cake seasons and any café that loses money on labor. Deck-oven and proofer depreciation is real capex. If the seller still laminates at 3 a.m., subtract a head baker before you apply 2x–3x SDE.

Illustration only — not a quote for any Aurora shop. A bakery whose tax return shows $74,000 of net profit is not worth $74,000 × a rumor multiple.

Add back the owner’s $43,000 W-2 and payroll tax, $8,500 of discretionary benefits, $10,500 of accepted one-time cost, and $12,000 of personal expenses that a buyer will not run. Then subtract $28,000 of replacement labor if the owner still diagnoses, sells, or closes the books.

Adjusted seller’s discretionary earnings are $120,000. At the planning range 2.0x–3.0x, enterprise value is $240,000 to $360,000. Mid-range 2.50x is $300,000 before debt, working capital, holdback, and tax. A Aurora buyer will argue the multiple after they ride with the staff and read the lease.

At 2.50 times $120,000 of seller’s discretionary earnings, enterprise value is $300,000 before debt, working capital, holdback, and tax. That is the planning conversation. It is not a listing-site guess.

SDE line items

  1. Reported net profit (tax return, not the marketing P&L)
  2. + Interest expense
  3. + Income taxes (not payroll, sales, or property tax)
  4. + Depreciation and amortization
  5. + Owner W-2, bonuses, and payroll taxes on the owner
  6. + Discretionary owner benefits that a buyer will not keep (auto, personal travel, family on payroll with no role)
  7. + Accepted one-time or non-recurring expenses
  8. − Market-rate replacement labor for owner work that will not transfer
  9. = Seller’s Discretionary Earnings (SDE)
Illustration recast for a Aurora bakery — not a quote
Net profit$74,000
Owner W-2$43,000
Benefits$8,500
One-time$10,500
Personal$12,000
Replacement labor (subtract)−$28,000
Recast SDE$120,000
Planning EV at 2.50x$300,000

Recast Seller’s Discretionary Earnings, then apply a planning multiple for bakeries. Replacement labor is subtracted. This is a planning tool, not an appraisal.

Recast SDE—
Planning enterprise value—

Before debt, working-capital peg, holdback, and tax. Educational only.

Enter your annual Seller's Discretionary Earnings (SDE) — your net profit plus owner's salary and any personal expenses run through the business — to estimate a range.

$
1x 3.0x 8x
Estimated Value Range — to —

This is an estimate for planning purposes only. Actual value depends on lease terms, asset quality, customer concentration, and current market conditions. Request a professional valuation for a precise number.

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Kane County closing

Licenses and closing steps for a Aurora sale

Kane County uses state CBS-1 and city licenses in Aurora, Elgin, Geneva, Batavia, and St. Charles. Fox River municipalities care about riverfront, downtown, and industrial-park zoning. No Cook/Chicago 45-day local bulk sale unless the business also sits in those jurisdictions.

County health-department retail food licenses and, if they wholesale, cottage-versus-licensed-facility rules. Illinois cottage-food allowances do not cover a storefront bakery a buyer can scale. Chicago food-manufacturer and retail licenses can both apply when there is wholesale. The license sits with the facility and the named operator.

Labor and lease

What has to keep working on Monday after close in Aurora

For a bakery in Aurora, the first labor question is: Standing wholesale accounts on paper.

I-88 and I-90 bookend the county. Fox River downtowns have charming storefronts and stubborn landlords. Spanish-language customer bases in Aurora and Elgin are an asset if the buyer can keep the staff — a risk if the seller is the only bilingual closer.

Kane is the western collar: logistics, manufacturing remnants, and growing residential. A route that already covers Kendall or DuPage is worth more than a dead-end Fox River-only book.

Diligence

What a serious bakery buyer will open

Levers that move the multiple in this vertical: Standing wholesale accounts on paper; A head baker who is not the seller; Ovens and refrigeration with useful life; Lease that matches bake-hours reality; Documented formulas, not tribal knowledge.

Have these ready before anyone hears the name of the Aurora business: Wholesale account list, terms, and concentration; Retail versus wholesale margin and the 3 a.m. labor reality; Deck ovens, sheeters, and refrigeration age and service contracts; Lease, hood, and grease-trap file; Wedding-cake booking calendar versus standing wholesale; Recipes and product specs that are documented, not only in the seller’s head.

Buyer tool

SBA payment sketch for a Aurora bakery buyer

Most Illinois owner-operator acquisitions use SBA 7(a). This is a payment sketch, not an approval.

SBA 7(a) loans are the most common financing for business acquisitions. Estimate your monthly payment and required down payment based on the purchase price.

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%
yrs
Down Payment Required —
Loan Amount —
Est. Monthly Payment —

This calculator provides estimates for planning purposes only. Actual SBA loan terms depend on your credit profile, the specific lender, and current market conditions. Contact us to connect with SBA-approved lenders in Illinois.

Sale steps

How to prepare a Aurora bakery for sale

  1. Recast this Aurora bakery. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Aurora buyer must hire. Do not treat a spike year as the new normal.
  2. Name who can operate on Monday. List every credential that lets this bakery pull a permit or see a patient in Aurora, and whether that person stays. Personal licenses do not transfer with the assets.
  3. Tell the truth about the Aurora trade area. Map customers against neighboring towns. Buyers will. A book that already covers those towns is larger than a book that stops at the Aurora limit.
  4. Open the lease and the labor file. Remaining term and assignment in Kane County. Whether the crew can run without the seller living eight minutes away.
  5. Calendar the notices that apply here. Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. Start them at letter of intent, not the week of funding.
  6. Read the statewide playbook, then talk. The Illinois bakeries hub is the statute and recast teaching. This page is the Aurora file. Confidential consult — no upfront listing fee.
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Questions

Questions about bakeries in Aurora

Answers for owners and buyers in Kane County, including local closing steps.

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Bakery Brokerage Near Aurora

We serve bakeries owners and buyers across Kane County and the surrounding region.

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