A bakery in Benton is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Marion — 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 Benton file. Confidential sale. No upfront listing fee.
Confidential • No upfront fees • Illinois statewide
Benton market
Selling a bakery in Benton
A bakery in Benton is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Marion — 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 Benton file.
Benton is Franklin County’s seat near Rend Lake — a small civic downtown and I-57 access, not West Frankfort’s separate Main Street and not Marion’s retail scale.
County-seat services and lake-adjacent seasonal books (if any) must be split; southern Illinois owner-operators are the pool. Coal heritage is not cash flow, and seller financing is normal. Do not treat West Frankfort as the same city.
Benton has about 6,779 residents in Franklin County, inside the Benton area. Nearby markets buyers already compare this book to include Marion, Herrin, West Frankfort, Du Quoin. That comparison changes who shows up: a buyer who will drive from Marion 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
Franklin County
Population
6,779
Metro
Benton
Nearby comps
Marion, Herrin, West Frankfort, Du Quoin
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
Downstate and southern Illinois businesses are thinner on platform buyers and thicker on neighboring operators. Seller financing and a clean lease do more work than a headline multiple.
CBS-1 still applies. Local clerks and landlords set the real calendar.
Benton demand for bakeries is the customer list and the license path — not the Census population figure. About 6,779 residents is context for who already lives in the trade area. It is not a sale price.
Bakery in Benton
What a Benton buyer will underwrite on this bakery
Food and liquor in Benton close on the lease and the local board as often as they close on prime cost. Franklin County health and — if the room pours — local-control liquor are Benton clocks, not a statewide multiple. Neighbors already compare this room to Marion, Herrin, West Frankfort.
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 Benton shop. Buyers here usually argue wholesale account revenue, equipment condition, lease terms, brand recognition.
Closing clock for this Benton 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 Benton application of it.
Benton is a small town market. The first serious call is often an owner-operator from Marion, Herrin, West Frankfort, 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 bakery in Benton
Southern Illinois owner-operators. Marion overflow.
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 Marion, Herrin, West Frankfort, Du Quoin is a larger business than one that stops at the Benton city limit. Tell the truth about the route. Buyers will map it.
SDE recast
How a buyer will read the books on this Benton 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 Benton shop. A bakery whose tax return shows $104,000 of net profit is not worth $104,000 × a rumor multiple.
Add back the owner’s $38,000 W-2 and payroll tax, $23,500 of discretionary benefits, $4,000 of accepted one-time cost, and $11,000 of personal expenses that a buyer will not run. Then subtract $80,000 of replacement labor if the owner still diagnoses, sells, or closes the books.
Adjusted seller’s discretionary earnings are $100,000. At the planning range 2.0x–3.0x, enterprise value is $200,000 to $300,000. Mid-range 2.50x is $250,000 before debt, working capital, holdback, and tax. A Benton buyer will argue the multiple after they ride with the staff and read the lease.
At 2.50 times $100,000 of seller’s discretionary earnings, enterprise value is $250,000 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 Benton bakery — not a quote
Net profit
$104,000
Owner W-2
$38,000
Benefits
$23,500
One-time
$4,000
Personal
$11,000
Replacement labor (subtract)
−$80,000
Recast SDE
$100,000
Planning EV at 2.50x
$250,000
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.
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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.
Franklin (Benton, West Frankfort) uses state CBS-1.
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 Benton
For a bakery in Benton, the first labor question is: Standing wholesale accounts on paper.
I-57. Coal heritage, now small-city services. Two towns, two Main Streets.
Thin specialist labor. Seller financing is normal.
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 Benton 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 Benton 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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%
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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 Benton bakery for sale
Recast this Benton bakery. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Benton 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 bakery pull a permit or see a patient in Benton, and whether that person stays. Personal licenses do not transfer with the assets.
Tell the truth about the Benton 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 Benton limit.
Open the lease and the labor file. Remaining term and assignment in Franklin 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 bakeries hub is the statute and recast teaching. This page is the Benton file. Confidential consult — no upfront listing fee.
Answers for owners and buyers in Franklin County, including local closing steps.
Buyers start with seller’s discretionary earnings, then apply a planning range around 2x–3.5x SDE. That is a statewide starting point, not an appraisal. The lease, licenses, and how much of the book depends on the owner move the number more than a rumor multiple.
Most prepared Main Street sales take about six to twelve months. Clean books and an assignable lease help. License transfers and landlord consent are what add weeks.
Food-establishment licenses and, if you pour or sit, local occupancy rules stay with the premises and the new operator. Wholesale accounts may need assignment.
Yes, when the accounts are written and transferable. A Saturday counter crowd that only knows the owner is weaker than a documented wholesale route.
Yes. Buyers sign a non-disclosure agreement before they see the name. Your staff should not learn the sale from a listing photo. Key people may hear near a signed letter of intent.
Most Benton asset sales file Illinois Form CBS-1 at least 10 business days before closing. Franklin 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 Benton is usually an owner-operator or a neighboring shop, not a coastal fund. Franklin County buyers already know the trade area. Seller financing and a clean lease matter more than a headline multiple.
No. The planning multiple for bakeries is a statewide starting point, not a Benton appraisal. Buyers in Franklin County still adjust seller’s discretionary earnings, then argue the lease, licenses, labor, and owner dependency.
Service Area
Bakery Brokerage Near Benton
We serve bakeries owners and buyers across Franklin County and the surrounding region.