A liquor store in Dixon is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Sterling — 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 liquor stores playbook is on the industry hub; this page is the Dixon file. Confidential sale. No upfront listing fee.
Confidential • No upfront fees • Illinois statewide
Dixon market
Selling a liquor store in Dixon
A liquor store in Dixon is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Sterling — 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 liquor stores playbook is on the industry hub; this page is the Dixon file.
Dixon is Lee County’s seat on the Rock River and I-88 — Ronald Reagan’s hometown courthouse downtown, not Sterling’s mill city.
County-seat professional services and I-88 corridor access are the story. Agricultural and light-industrial demand sit in the townships. Quad Cities and Rockford operators look here. Owner-dependent practices need a transition plan; the Reagan statue is not a multiple.
Dixon has about 14,993 residents in Lee County, inside the Dixon area. Nearby markets buyers already compare this book to include Sterling, Rochelle. That comparison changes who shows up: a buyer who will drive from Sterling is not the same buyer who will fly in from a coastal platform.
Planning facts
Typical multiple
2x–3x SDE
Typical timeline
5–10 months
SBA eligible
Often — confirm
County
Lee County
Population
14,993
Metro
Dixon
Nearby comps
Sterling, Rochelle
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
Rockford, the I-90 industrial belt, and Wisconsin-line towns draw owner-operators and regional manufacturers more often than a Loop platform.
State CBS-1 still applies. Price the customer list and the license holder, not a Chicago multiple.
Dixon demand for liquor stores is the customer list and the license path — not the Census population figure. About 14,993 residents is context for who already lives in the trade area. It is not a sale price.
Liquor Store in Dixon
What a Dixon buyer will underwrite on this liquor store
Retail in Dixon is lease, parking, and any local-control license — not a holiday week. Buyers already compare this corner to Sterling, Rochelle. Inventory must be salable goods.
Liquor Stores statewide typically plan around 2x–3x SDE and a 5–10 months process when books and the lease are ready. That is a planning range, not a price for this Dixon shop. Buyers here usually argue license transferability, location foot traffic, lease terms, inventory value, lottery revenue.
Closing clock for this Dixon file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: Illinois is local-control liquor. The industry hub teaches the statewide rule. This URL is the Dixon application of it.
Dixon is a small town market. The first serious call is often an owner-operator from Sterling, Rochelle, 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 liquor store in Dixon
Local and Quad Cities / Rockford operators. Thin PE.
Illustration: a packaged-goods store in a home-rule suburb west of Chicago with a transferable-looking municipal license, a mid-size allocation book, and lottery at the counter. Not a closed sale.
A liquor store whose customers already sit in Sterling, Rochelle is a larger business than one that stops at the Dixon city limit. Tell the truth about the route. Buyers will map it.
SDE recast
How a buyer will read the books on this Dixon liquor store
Package-liquor recasts on store-level gross after distributor allocations, not a holiday-week spike. Add back owner compensation, then treat lottery and tobacco as separate, thinner lines. Inventory must be recast to salable vintage and unallocated SKUs — dusty allocated bottles are not automatically cash. Illinois pricing and distributor franchise realities limit “we will just buy better.”
Illustration only — not a quote for any Dixon shop. A liquor store whose tax return shows $174,000 of net profit is not worth $174,000 × a rumor multiple.
Add back the owner’s $61,000 W-2 and payroll tax, $13,500 of discretionary benefits, $5,000 of accepted one-time cost, and $16,000 of personal expenses that a buyer will not run. Then subtract $59,000 of replacement labor if the owner still diagnoses, sells, or closes the books.
Adjusted seller’s discretionary earnings are $210,000. At the planning range 2.0x–3.0x, enterprise value is $420,000 to $630,000. Mid-range 2.50x is $525,000 before debt, working capital, holdback, and tax. A Dixon buyer will argue the multiple after they ride with the staff and read the lease.
At 2.50 times $210,000 of seller’s discretionary earnings, enterprise value is $525,000 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 Dixon liquor store — not a quote
Net profit
$174,000
Owner W-2
$61,000
Benefits
$13,500
One-time
$5,000
Personal
$16,000
Replacement labor (subtract)
−$59,000
Recast SDE
$210,000
Planning EV at 2.50x
$525,000
Recast Seller’s Discretionary Earnings, then apply a planning multiple for liquor stores.
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.
Lee (Dixon) uses state CBS-1 and municipal licenses. County-seat businesses still need landlord consent and IDOR timing.
Illinois is local-control liquor. The municipal license is the scarce asset; the Illinois Liquor Control Commission state license is necessary but not sufficient. Chicago and many suburbs cap licenses or run a hearing. Licenses do not automatically transfer with the stock. A buyer who cannot get local approval does not have a store.
Labor and lease
What has to keep working on Monday after close in Dixon
For a liquor store in Dixon, the first labor question is: A municipal license path the buyer can actually finish.
I-88 corridor. Agricultural and light-industrial service demand. Owner-dependent professional practices need a transition plan.
Small MSA adjacency. Seller financing is a feature, not a failure.
Diligence
What a serious liquor store buyer will open
Levers that move the multiple in this vertical: A municipal license path the buyer can actually finish; Allocation relationships that survive the seller; Inventory that is salable, not museum; Parking and lease term; Clean local-control and sales-tax file.
Have these ready before anyone hears the name of the Dixon business: Municipal liquor-license class, quota, and transfer or hearing path; Distributor allocations and any personal relationships that will not assign; Inventory mix, age, and true wholesale value; Lottery and tobacco as a share of profit versus noise; Lease assignment and parking — package stores die on parking; Theft, ID-check discipline, and any local-control violations.
Buyer tool
SBA payment sketch for a Dixon liquor store 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 Dixon liquor store for sale
Recast this Dixon liquor store. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Dixon 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 liquor store pull a permit or see a patient in Dixon, and whether that person stays. Personal licenses do not transfer with the assets.
Tell the truth about the Dixon 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 Dixon limit.
Open the lease and the labor file. Remaining term and assignment in Lee 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 liquor stores hub is the statute and recast teaching. This page is the Dixon file. Confidential consult — no upfront listing fee.
Answers for owners and buyers in Lee County, including local closing steps.
Illinois liquor stores typically sell for 2x–3x SDE. Liquor license class and transferability, lease terms, and foot traffic are the primary value drivers.
Liquor license transfer in Dixon involves the local municipality and, in some cases, the Illinois Liquor Control Commission. The process and timeline vary by location. We identify transfer requirements early in every transaction.
Inventory is typically sold separately at cost as part of the closing. The listed business price generally covers goodwill, equipment, and the business assets — not the inventory value, which fluctuates.
Most Illinois liquor store sales close within 5–10 months. Liquor license transfer timelines in certain municipalities can extend this range, so we initiate the transfer process as early as possible.
Yes. Liquor stores are SBA-eligible businesses. SBA lenders will require a clear plan for license transfer as part of the loan approval process.
Most Dixon asset sales file Illinois Form CBS-1 at least 10 business days before closing. Lee 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 Dixon is usually an owner-operator or a neighboring shop, not a coastal fund. Lee County buyers already know the trade area. Seller financing and a clean lease matter more than a headline multiple.
No. The planning multiple for liquor stores is a statewide starting point, not a Dixon appraisal. Buyers in Lee County still adjust seller’s discretionary earnings, then argue the lease, licenses, labor, and owner dependency.
Service Area
Liquor Store Brokerage Near Dixon
We serve liquor stores owners and buyers across Lee County and the surrounding region.