Free Consultation
Gurnee, Lake County

Spa Business for Sale in Gurnee

A spa business in Gurnee is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Waukegan — 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 spa businesses playbook is on the industry hub; this page is the Gurnee file. Confidential sale. No upfront listing fee.

Get a Free Business Valuation How It Works

Confidential • No upfront fees • Illinois statewide

Gurnee market

Selling a spa business in Gurnee

A spa business in Gurnee is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Waukegan — 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 spa businesses playbook is on the industry hub; this page is the Gurnee file.

Gurnee is the Lake County tourism interchange: Gurnee Mills, Six Flags Great America, and I-94 outlets — visitor traffic on top of a residential village.

Outlet and theme-park seasonality belongs in the recast. Franchise and mall landlords control more leases here than in Libertyville’s downtown. Great Lakes Naval Station is nearby payroll, not this village’s identity. A household HVAC book and a Mills-adjacent restaurant are two sales.

Gurnee has about 31,295 residents in Lake County, inside the Chicago-Naperville-Elgin area. Nearby markets buyers already compare this book to include Waukegan, Libertyville, Round Lake. That comparison changes who shows up: a buyer who will drive from Waukegan is not the same buyer who will fly in from a coastal platform.

Planning facts

Typical multiple
2x–3.5x SDE
Typical timeline
5–10 months
SBA eligible
Often — confirm
County
Lake County
Population
31,295
Metro
Chicago-Naperville-Elgin
Nearby comps
Waukegan, Libertyville, Round Lake
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
Schedule Free Consultation
Lake 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.

Gurnee demand for spa businesses is the customer list and the license path — not the Census population figure. About 31,295 residents is context for who already lives in the trade area. It is not a sale price.

Spa Business in Gurnee

What a Gurnee buyer will underwrite on this spa business

Personal-service licenses are personal. A spa business in Gurnee sells the chairs and the walk-in book that is not one stylist’s following. Neighbors in Waukegan, Libertyville, Round Lake are the comparison set, not a statewide salon multiple.

Spa Businesses statewide typically plan around 2x–3.5x SDE and a 5–10 months process when books and the lease are ready. That is a planning range, not a price for this Gurnee shop. Buyers here usually argue membership revenue, treatment room count, staff retention, retail product sales.

Closing clock for this Gurnee file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: IDFPR licenses estheticians, massage therapists, and — if they offer medical or laser work — the supervising clinical regime. The industry hub teaches the statewide rule. This URL is the Gurnee application of it.

In a suburb like Gurnee, estheticians, massage therapists, wellness investors are the names that usually appear on the NDA list. A buyer who will drive from Waukegan is not the same buyer who will fly in from a coastal platform.

Buyer pool

Who buys a spa business in Gurnee

Split buyer pool: North Shore and Libertyville businesses attract SBA and strategics who want household income; Waukegan and industrial I-94 businesses attract operator and logistics buyers. Great Lakes Naval Station and tourism along the lake change seasonality for some retail and hospitality books.

Illustration: a six-room day spa in Geneva with massage and esthetics memberships, two licensed MTs, a seller-esthetician, and a gift-card liability that never hit the P&L. Not a closed sale.

A spa business whose customers already sit in Waukegan, Libertyville, Round Lake is a larger business than one that stops at the Gurnee city limit. Tell the truth about the route. Buyers will map it.

SDE recast

How a buyer will read the books on this Gurnee spa business

Spa recasts on treatment-room utilization and memberships, not a December gift-card dump. Add back owner-esthetician hours, then isolate retail that is consignment and any medical service that belongs in a supervised-clinic recast. Gift-card breakage is not earnings quality. A 2x–3.5x SDE band assumes licensed hands in the rooms after the seller leaves.

Illustration only — not a quote for any Gurnee shop. A spa business whose tax return shows $40,000 of net profit is not worth $40,000 × a rumor multiple.

Add back the owner’s $35,000 W-2 and payroll tax, $9,000 of discretionary benefits, $2,500 of accepted one-time cost, and $11,500 of personal expenses that a buyer will not run. Then subtract $8,000 of replacement labor if the owner still diagnoses, sells, or closes the books.

Adjusted seller’s discretionary earnings are $90,000. At the planning range 2.0x–3.5x, enterprise value is $180,000 to $315,000. Mid-range 2.75x is $247,500 before debt, working capital, holdback, and tax. A Gurnee buyer will argue the multiple after they ride with the staff and read the lease.

At 2.75 times $90,000 of seller’s discretionary earnings, enterprise value is $247,500 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 Gurnee spa business — not a quote
Net profit$40,000
Owner W-2$35,000
Benefits$9,000
One-time$2,500
Personal$11,500
Replacement labor (subtract)−$8,000
Recast SDE$90,000
Planning EV at 2.75x$247,500

Recast Seller’s Discretionary Earnings, then apply a planning multiple for spa businesses. 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.

Get a Professional Valuation
Lake County closing

Licenses and closing steps for a Gurnee sale

Lake County closings use state CBS-1 plus municipal licenses (Waukegan, Gurnee, Libertyville, and North Shore villages each differ). No Chicago 45-day notice unless you also have a Chicago location. Lake County health and contractor registrations are common diligence items for food and trades.

IDFPR licenses estheticians, massage therapists, and — if they offer medical or laser work — the supervising clinical regime. Establishment licenses must match the services sold. Illinois massage is a licensed profession; a “spa” that sells massage without licensed MT’s is a diligence fail. Med-spa services pull corporate-practice and physician-supervision rules that a day-spa buyer may not be able to keep.

Labor and lease

What has to keep working on Monday after close in Gurnee

For a spa business in Gurnee, the first labor question is: Memberships and rooms booked without the seller.

I-94 is the spine. Route density is real between Buffalo Grove and Gurnee and thinner toward the Wisconsin line. Leases in outlet and tourism corridors can be franchise- or landlord-controlled. Winter lake-effect operations matter for home services.

Lake mixes Fortune-campus remnants, naval payroll, and bedroom suburbs. Do not price a Waukegan industrial book like a Libertyville professional practice.

Diligence

What a serious spa business buyer will open

Levers that move the multiple in this vertical: Memberships and rooms booked without the seller; Staying licensed MTs and estheticians; A menu the buyer is licensed to keep offering; Reserved gift-card and package liability; Wet-room and laundry economics that work.

Have these ready before anyone hears the name of the Gurnee business: Room mix: massage, facial, nail, medical — and licenses on staying staff; Membership and package liability, including gift cards; IDFPR establishment and individual files; If lasers or injectables exist: physician supervision and who can legally continue; Wet-room plumbing, laundry, and linen cost; Retail inventory turns and expired backbar.

Buyer tool

SBA payment sketch for a Gurnee spa business 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 Gurnee spa business for sale

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

Related Gurnee and spa businesses pages

Questions

Questions about spa businesses in Gurnee

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

Service Area

Spa Business Brokerage Near Gurnee

We serve spa businesses owners and buyers across Lake County and the surrounding region.

WaukeganSpa Businesses→LibertyvilleSpa Businesses→Round LakeSpa Businesses→
View All Illinois Spa Businesses Listings →

Talk through your Gurnee spa business

Confidential consult. We will walk the books, Lake County closing notices, licenses, and the lease — then give you a planning range, not a slogan.

Schedule a Confidential Consultation Learn How It Works

No upfront fees • Completely confidential • Free valuation