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Charleston, Coles County

Charleston Roofing Company for Sale

A roofing company in Charleston is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Mattoon — 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 roofing companies playbook is on the industry hub; this page is the Charleston file. Confidential sale. No upfront listing fee.

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Charleston market

Selling a roofing company in Charleston

A roofing company in Charleston is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Mattoon — 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 roofing companies playbook is on the industry hub; this page is the Charleston file.

Charleston is Eastern Illinois University’s city and Coles County’s seat — campus plus a courthouse downtown, not Mattoon’s I-57 industrial strip.

EIU’s academic year moves restaurants, rentals, and campus services. Summer must be shown. County-seat professional offices are the other demand story. A buyer who wants “Mattoon-Charleston” as one MSA still has to pick which clerk and which calendar they are buying.

Charleston has about 19,461 residents in Coles County, inside the Mattoon-Charleston area. Nearby markets buyers already compare this book to include Mattoon, Effingham, Paris, Tuscola. That comparison changes who shows up: a buyer who will drive from Mattoon is not the same buyer who will fly in from a coastal platform.

Planning facts

Typical multiple
2.5x–4x SDE
Typical timeline
5–10 months
SBA eligible
Often — confirm
County
Coles County
Population
19,461
Metro
Mattoon-Charleston
Nearby comps
Mattoon, Effingham, Paris, Tuscola
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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Coles County demand

East-central Illinois demand

Champaign-Urbana, Danville, and I-57 / I-74 towns mix campus, hospital, and farm-adjacent service demand. Academic-year cash flow has to be shown, not smoothed away.

State CBS-1 plus municipal licenses. Campus liquor or vendor rules do not transfer by handshake.

Charleston demand for roofing companies is the customer list and the license path — not the Census population figure. About 19,461 residents is context for who already lives in the trade area. It is not a sale price.

Roofing Company in Charleston

What a Charleston buyer will underwrite on this roofing company

Charleston is not a collar-county density play. A roofing company here usually sells to an owner-operator who already covers Mattoon, Effingham, Paris, not a platform that needs a hired dispatcher and a second licensed person. Municipal registrations still reset on a new entity.

Roofing Companies statewide typically plan around 2.5x–4x SDE and a 5–10 months process when books and the lease are ready. That is a planning range, not a price for this Charleston shop. Buyers here usually argue storm-restoration revenue, crew size and experience, equipment and vehicles, insurance relationships.

Closing clock for this Charleston file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: The Illinois Roofing Industry Licensing Act (IDFPR) requires a roofing contractor license statewide. The industry hub teaches the statewide rule. This URL is the Charleston application of it.

Charleston is a regional market. The first serious call is often an owner-operator from Mattoon, Effingham, Paris, 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 roofing company in Charleston

Eastern Illinois University–aware buyers in Charleston; I-57 travelers and industrial buyers in Mattoon.

Illustration: a Joliet-area roofing contractor with an IDFPR unlimited license, two install crews, a retail reroof book, and a storm year that the seller wants treated as the new normal. Not a closed sale.

A roofing company whose customers already sit in Mattoon, Effingham, Paris, Tuscola is a larger business than one that stops at the Charleston city limit. Tell the truth about the route. Buyers will map it.

SDE recast

How a buyer will read the books on this Charleston roofing company

Roofing recasts have to survive a year without a hail event. Add back owner compensation, then isolate storm-restoration revenue, manufacturer-warranty callbacks, and any unlicensed crew-boss coded as production. A 2.5x–4x SDE band is planning language for a crew that can sell and install without the next supercell; storm-only books get a haircut.

Illustration only — not a quote for any Charleston shop. A roofing company whose tax return shows $63,000 of net profit is not worth $63,000 × a rumor multiple.

Add back the owner’s $61,000 W-2 and payroll tax, $16,500 of discretionary benefits, $11,500 of accepted one-time cost, and $8,500 of personal expenses that a buyer will not run. Then subtract $0 of replacement labor if the owner still diagnoses, sells, or closes the books.

Adjusted seller’s discretionary earnings are $160,000. At the planning range 2.5x–4.0x, enterprise value is $400,000 to $640,000. Mid-range 3.25x is $520,000 before debt, working capital, holdback, and tax. A Charleston buyer will argue the multiple after they ride with the staff and read the lease.

At 3.25 times $160,000 of seller’s discretionary earnings, enterprise value is $520,000 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 Charleston roofing company — not a quote
Net profit$63,000
Owner W-2$61,000
Benefits$16,500
One-time$11,500
Personal$8,500
Replacement labor (subtract)−$0
Recast SDE$160,000
Planning EV at 3.25x$520,000

Recast Seller’s Discretionary Earnings, then apply a planning multiple for roofing companies. 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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Coles County closing

Licenses and closing steps for a Charleston sale

Coles (Charleston, Mattoon) uses state CBS-1. Charleston campus licenses and Mattoon rail/industrial licenses differ.

The Illinois Roofing Industry Licensing Act (IDFPR) requires a roofing contractor license statewide. It is not a municipal courtesy card. Unlimited and limited classifications matter. The license does not automatically follow the assets; the buyer needs their own IDFPR roofing license or a qualifying party who stays.

Labor and lease

What has to keep working on Monday after close in Charleston

For a roofing company in Charleston, the first labor question is: Retail and commercial work that exists in a non-storm year.

EIU academic calendar in Charleston. Mattoon sits on I-57 with rail. Do not market them as one city.

East-central pair of towns with two different demand stories.

Diligence

What a serious roofing company buyer will open

Levers that move the multiple in this vertical: Retail and commercial work that exists in a non-storm year; Staying qualifying party on the IDFPR license; Experience-mod and safety record a carrier will renew; Manufacturer certifications the buyer can keep; Crew continuity versus a seller who still runs every tear-off.

Have these ready before anyone hears the name of the Charleston business: IDFPR roofing license class, qualifying party, and any disciplinary file; Storm vs retail vs commercial-reroof mix over at least two seasons; Insurance-carrier and public-adjuster dependency; Workers-comp experience mod, height-work training, and OSHA log; Dump trucks, tear-off equipment, and warehouse lease; Manufacturer certifications (GAF, Owens Corning, CertainTeed) and warranty reserves.

Buyer tool

SBA payment sketch for a Charleston roofing company 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.

$
%
%
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 Charleston roofing company for sale

  1. Recast this Charleston roofing company. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Charleston 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 roofing company pull a permit or see a patient in Charleston, and whether that person stays. Personal licenses do not transfer with the assets.
  3. Tell the truth about the Charleston 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 Charleston limit.
  4. Open the lease and the labor file. Remaining term and assignment in Coles 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 roofing companies hub is the statute and recast teaching. This page is the Charleston file. Confidential consult — no upfront listing fee.
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Questions

Questions about roofing companies in Charleston

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

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Roofing Company Brokerage Near Charleston

We serve roofing companies owners and buyers across Coles County and the surrounding region.

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