A gas station in Beardstown is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Jacksonville — 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 gas stations playbook is on the industry hub; this page is the Beardstown file. Confidential sale. No upfront listing fee.
Confidential • No upfront fees • Illinois statewide
Beardstown market
Selling a gas station in Beardstown
A gas station in Beardstown is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Jacksonville — 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 gas stations playbook is on the industry hub; this page is the Beardstown file.
Beardstown is a Cass County Illinois River processing city — packing-plant labor, a small downtown, and a workforce story that Jacksonville’s college town does not share.
Processing-plant concentration, environmental, and workforce language-stability issues belong in diligence. Quincy and Springfield operators are the buyers. A single-plant customer or labor story is a price issue. River flooding can appear on real-estate schedules.
Beardstown has about 5,766 residents in Cass County, inside the Beardstown area. Nearby markets buyers already compare this book to include Jacksonville, Havana. That comparison changes who shows up: a buyer who will drive from Jacksonville is not the same buyer who will fly in from a coastal platform.
Planning facts
Typical multiple
2x–4x SDE
Typical timeline
4–10 months
SBA eligible
Often — confirm
County
Cass County
Population
5,766
Metro
Beardstown
Nearby comps
Jacksonville, Havana
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
Peoria, Quincy, Galesburg, and river-industrial towns underwrite customer concentration (OEM, hospital, campus) before anyone argues a multiple.
The first call is usually an operator on I-74 or the river, not a coastal fund.
Beardstown demand for gas stations is the customer list and the license path — not the Census population figure. About 5,766 residents is context for who already lives in the trade area. It is not a sale price.
Gas Station in Beardstown
What a Beardstown buyer will underwrite on this gas station
A gas station in Beardstown is bays or site plus environmental accounts. The first buyer is often an operator from Jacksonville, Havana, not a coastal platform. Waste-oil, tanks, or refrigerant rules do not silently follow a stock sale.
Gas Stations statewide typically plan around 2x–4x SDE and a 4–10 months process when books and the lease are ready. That is a planning range, not a price for this Beardstown shop. Buyers here usually argue fuel volume (gallons/month), c-store revenue, real estate ownership vs lease, environmental compliance status.
Closing clock for this Beardstown file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: Office of the State Fire Marshal underground-storage-tank rules and IEPA LUST status are the licenses that move the business. The industry hub teaches the statewide rule. This URL is the Beardstown application of it.
Beardstown is a small town market. The first serious call is often an owner-operator from Jacksonville, Havana, not a platform that needs $2 million of earnings to pay for diligence. SBA 7(a) and seller financing usually matter more here than a headline multiple.
Buyer pool
Who buys a gas station in Beardstown
Local and Quincy/Springfield operators.
Illustration: a branded four-dispenser station with a C-store in Springfield, tanks last upgraded a decade ago, lottery and tobacco inside, and the seller working days. Not a closed sale.
A gas station whose customers already sit in Jacksonville, Havana is a larger business than one that stops at the Beardstown city limit. Tell the truth about the route. Buyers will map it.
SDE recast
How a buyer will read the books on this Beardstown gas station
Gas-station recasts split fuel cents-per-gallon from inside-store gross. Add back owner compensation, then treat fuel margin as a distributor conversation, not a growth story. Cigarette, lottery, and ATM income need their own lines. Environmental capex (tanks, spill buckets, Stage II leftovers) is a deduction from value, not an add-back.
Illustration only — not a quote for any Beardstown shop. A gas station whose tax return shows $131,000 of net profit is not worth $131,000 × a rumor multiple.
Add back the owner’s $58,000 W-2 and payroll tax, $23,500 of discretionary benefits, $14,000 of accepted one-time cost, and $10,000 of personal expenses that a buyer will not run. Then subtract $56,000 of replacement labor if the owner still diagnoses, sells, or closes the books.
Adjusted seller’s discretionary earnings are $180,000. At the planning range 2.0x–4.0x, enterprise value is $360,000 to $720,000. Mid-range 3.00x is $540,000 before debt, working capital, holdback, and tax. A Beardstown buyer will argue the multiple after they ride with the staff and read the lease.
At 3.00 times $180,000 of seller’s discretionary earnings, enterprise value is $540,000 before debt, working capital, holdback, and tax. That is the planning conversation. It is not a listing-site guess.
SDE line items
Reported net profit (tax return, not the marketing P&L)
+ Interest expense
+ Income taxes (not payroll, sales, or property tax)
+ Depreciation and amortization
+ Owner W-2, bonuses, and payroll taxes on the owner
+ Discretionary owner benefits that a buyer will not keep (auto, personal travel, family on payroll with no role)
+ Accepted one-time or non-recurring expenses
− Market-rate replacement labor for owner work that will not transfer
= Seller’s Discretionary Earnings (SDE)
Illustration recast for a Beardstown gas station — not a quote
Net profit
$131,000
Owner W-2
$58,000
Benefits
$23,500
One-time
$14,000
Personal
$10,000
Replacement labor (subtract)
−$56,000
Recast SDE
$180,000
Planning EV at 3.00x
$540,000
Recast Seller’s Discretionary Earnings, then apply a planning multiple for gas stations.
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.
$
1x3.0x8x
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.
Cass (Beardstown) uses state CBS-1. Processing-plant towns need environmental and workforce diligence.
Office of the State Fire Marshal underground-storage-tank rules and IEPA LUST status are the licenses that move the business. Motor-fuel tax accounts, lottery retailer status, and tobacco licenses do not silently assign. Municipal business and, if applicable, packaged-liquor licenses are local-control items. A tank-tightness or cathodic-protection gap is a deal issue, not a post-close punch list.
Labor and lease
What has to keep working on Monday after close in Beardstown
For a gas station in Beardstown, the first labor question is: Documented inside-store margin that is not all cigarettes.
River and processing labor. Language and workforce stability matter on the recast.
Illinois River. Concentration on a single plant is a price issue.
Diligence
What a serious gas station buyer will open
Levers that move the multiple in this vertical: Documented inside-store margin that is not all cigarettes; Clean UST and LUST file with useful remaining tank life; Assignable supply brand without a forced image rebuild; Owned dirt versus a short oil-company lease; Lottery and foodservice that survive an ownership change.
Have these ready before anyone hears the name of the Beardstown business: Monthly gallonage, brand contract, and fuel-margin history; UST age, tightness tests, spill-bucket file, and any LUST incident; Inside-store category mix: food, tobacco, lottery, ATM; Branded-supply agreement assignability and image-update obligations; Owned real estate versus oil-company or third-party lease; Environmental Phase I/II and remaining tank life.
Buyer tool
SBA payment sketch for a Beardstown gas station 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
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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 Beardstown gas station for sale
Recast this Beardstown gas station. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Beardstown buyer must hire. Do not treat a spike year as the new normal.
Name who can operate on Monday. List every credential that lets this gas station pull a permit or see a patient in Beardstown, and whether that person stays. Personal licenses do not transfer with the assets.
Tell the truth about the Beardstown 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 Beardstown limit.
Open the lease and the labor file. Remaining term and assignment in Cass County. Whether the crew can run without the seller living eight minutes away.
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.
Read the statewide playbook, then talk. The Illinois gas stations hub is the statute and recast teaching. This page is the Beardstown file. Confidential consult — no upfront listing fee.
Answers for owners and buyers in Cass County, including local closing steps.
Illinois gas stations typically sell for 2x–4x SDE, though the valuation is highly dependent on real estate (owned vs. leased), fuel volume, c-store performance, and brand affiliation. Owned-real-estate stations can sell well above those multiples when land value is included.
Yes. Major brand affiliations (BP, Shell, Marathon, Mobil) affect fuel pricing, supply contracts, and buyer appeal. Unbranded stations can sell well in the right location but typically require more buyer due diligence.
Underground storage tank (UST) compliance and environmental records are critical to any gas station sale. Clean Phase I and Phase II environmental reports significantly accelerate the sale process and buyer confidence.
Yes. The business and real estate can be sold together or separately. Many sellers prefer a combined sale. We analyze both scenarios to determine which maximizes your total proceeds.
Most Illinois gas station sales close within 4–10 months. Environmental clearance and brand transfer approvals are the most common sources of delay — we begin addressing these early in the process.
Most Beardstown asset sales file Illinois Form CBS-1 at least 10 business days before closing. Cass County does not use Chicago’s 45-day city notice unless the business also operates there. Municipal licenses and the lease still need their own calendar.
The first serious call in Beardstown is usually an owner-operator or a neighboring shop, not a coastal fund. Cass County buyers already know the trade area. Seller financing and a clean lease matter more than a headline multiple.
No. The planning multiple for gas stations is a statewide starting point, not a Beardstown appraisal. Buyers in Cass County still adjust seller’s discretionary earnings, then argue the lease, licenses, labor, and owner dependency.
Service Area
Gas Station Brokerage Near Beardstown
We serve gas stations owners and buyers across Cass County and the surrounding region.