A pharmacy in Park Forest is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Matteson — not on a statewide rumor multiple. CBS-1 (10 business days) plus Cook County’s 45-day local notice; Chicago’s 45-day city notice only if this business also operates in the city. The statewide pharmacies playbook is on the industry hub; this page is the Park Forest file. Confidential sale. No upfront listing fee.
Confidential • No upfront fees • Illinois statewide
Park Forest market
Selling a pharmacy in Park Forest
A pharmacy in Park Forest is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Matteson — not on a statewide rumor multiple. CBS-1 (10 business days) plus Cook County’s 45-day local notice; Chicago’s 45-day city notice only if this business also operates in the city. The statewide pharmacies playbook is on the industry hub; this page is the Park Forest file.
Park Forest is a post-war planned village on the Cook/Will line — a downtown plaza original to the 1940s experiment, south-suburban households, not Matteson’s I-57 interchange.
Planned-community commercial space and village licenses are the business. Buyers from Chicago Heights and Richton Park already run these streets. There is no mall-premium story left to tell. Confirm Cook versus Will for the location before local-notice talk.
Park Forest has about 22,138 residents in Cook County, inside the Chicago-Naperville-Elgin area. Nearby markets buyers already compare this book to include Matteson. That comparison changes who shows up: a buyer who will drive from Matteson is not the same buyer who will fly in from a coastal platform.
Planning facts
Typical multiple
2x–4x SDE
Typical timeline
9–18 months
SBA eligible
Often — confirm
County
Cook County
Population
22,138
Metro
Chicago-Naperville-Elgin
Nearby comps
Matteson
Closing clock
CBS-1 (10 business days) plus Cook County’s 45-day local notice; Chicago’s 45-day city notice only if this business also operates in the city
Cook County and the City of Chicago add 45-day bulk-sale notices on top of Illinois Form CBS-1 (10 business days). That calendar is longer than most downstate businesses.
Buyer density is the highest in Illinois. Confidential outreach matters more here than a public ad on a recognizable storefront.
Park Forest demand for pharmacies is the customer list and the license path — not the Census population figure. About 22,138 residents is context for who already lives in the trade area. It is not a sale price.
Pharmacy in Park Forest
What a Park Forest buyer will underwrite on this pharmacy
A pharmacy in Park Forest is a personal license plus a panel that will still drive here after the seller leaves. Parking, payer mix, and who can own the clinical entity are Illinois rules; the trade area is Park Forest versus Matteson. We will not invent a ZIP premium.
Pharmacies statewide typically plan around 2x–4x SDE and a 9–18 months process when books and the lease are ready. That is a planning range, not a price for this Park Forest shop. Buyers here usually argue script count per day, third-party payer mix, clinical service revenue, compounding capabilities.
Closing clock for this Park Forest file: CBS-1 (10 business days) plus Cook County’s 45-day local notice; Chicago’s 45-day city notice only if this business also operates in the city. License path: IDFPR licenses the pharmacy premises and the pharmacist-in-charge personally. The industry hub teaches the statewide rule. This URL is the Park Forest application of it.
In a suburb like Park Forest, independent pharmacists, pharmacy chains, pe groups are the names that usually appear on the NDA list. A buyer who will drive from Matteson is not the same buyer who will fly in from a coastal platform.
Buyer pool
Who buys a pharmacy in Park Forest
Cook has the deepest Illinois buyer pool: SBA owner-operators, PE home-services and healthcare platforms, and strategics who already have a Chicago route. Density is an asset and a leak risk. Employees and landlords hear rumors faster here than in a downstate county. Confidential outreach is the default, not a listing-site photo of a recognizable storefront.
Illustration: an independent community pharmacy in Springfield with 180 scripts a day, a selling PIC, a thin immunization program, and a PBM mix that has been compressing margin. Not a closed sale.
A pharmacy whose customers already sit in Matteson is a larger business than one that stops at the Park Forest city limit. Tell the truth about the route. Buyers will map it.
SDE recast
How a buyer will read the books on this Park Forest pharmacy
Pharmacy recasts on script-count contribution after DIR and PBM clawbacks, not top-line drug rings. Add back owner-pharmacist W-2, then isolate a one-time COVID or compounding spike and any front-end that is really a gift shop. Inventory is working capital and dated legend stock is not cash. A 2x–4x SDE band assumes a PIC and payer contracts a buyer can keep.
Illustration only — not a quote for any Park Forest shop. A pharmacy whose tax return shows $133,000 of net profit is not worth $133,000 × a rumor multiple.
Add back the owner’s $97,000 W-2 and payroll tax, $19,000 of discretionary benefits, $13,500 of accepted one-time cost, and $9,500 of personal expenses that a buyer will not run. Then subtract $17,000 of replacement labor if the owner still diagnoses, sells, or closes the books.
Adjusted seller’s discretionary earnings are $255,000. At the planning range 2.0x–4.0x, enterprise value is $510,000 to $1,020,000. Mid-range 3.00x is $765,000 before debt, working capital, holdback, and tax. A Park Forest buyer will argue the multiple after they ride with the staff and read the lease.
At 3.00 times $255,000 of seller’s discretionary earnings, enterprise value is $765,000 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 Park Forest pharmacy — not a quote
Net profit
$133,000
Owner W-2
$97,000
Benefits
$19,000
One-time
$13,500
Personal
$9,500
Replacement labor (subtract)
−$17,000
Recast SDE
$255,000
Planning EV at 3.00x
$765,000
Recast Seller’s Discretionary Earnings, then apply a planning multiple for pharmacies.
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.
Cook County adds a local bulk-sale notice on top of Illinois Form CBS-1. File the Cook County notice at least 45 days before transfer with the sales contract (revenuecompliance@cookcountyil.gov). City of Chicago businesses also file a Chicago Department of Finance bulk-sales notice at least 45 days out under Municipal Code 3-4-140, covering city taxes and Title 4 licenses. State CBS-1 is still due at least 10 business days before closing. Miss a local clock and the buyer can inherit tax or license debt.
IDFPR licenses the pharmacy premises and the pharmacist-in-charge personally. DEA and Illinois controlled-substance registrations sit with the named PIC and the location. Medicare Part D and PBM contracts are enrollments, not automatic assignments. A buyer without a PIC and a DEA path cannot legally open the gate. The license stack is the deal.
Labor and lease
What has to keep working on Monday after close in Park Forest
For a pharmacy in Park Forest, the first labor question is: Script count and a payer mix that still prints after DIR.
Leases are the deal killer more often than the multiple. Loop, River North, and neighborhood retail have assignment clauses, kick-out rights, and renewal politics that collar-county industrial shops rarely see. CTA-adjacent and parking-constrained sites change buyer type. Labor is union-aware in several trades and hospitality crews turn over faster than downstate.
Cook is not one market. A bungalow-belt repair shop, a South Side contractor, and a Near North concept do not share a “Chicago premium.” O’Hare, the lakefront, and the expressway grid concentrate customers and also concentrate competing buyers. Price the business, not the skyline.
Diligence
What a serious pharmacy buyer will open
Levers that move the multiple in this vertical: Script count and a payer mix that still prints after DIR; A PIC path and clean DEA / IDFPR file; PBM contracts a buyer can remain in; Clinical services that are not a one-time spike; Inventory that is salable and counted.
Have these ready before anyone hears the name of the Park Forest business: Scripts per day, payer mix, and DIR / clawback history; IDFPR pharmacy license, PIC, DEA, and controlled-substance file; PBM contracts and any termination or audit letters; Inventory quality, dated legend, and controlled-substance counts; Clinical services (immunization, MTM, compounding) that are real; Lease, drive-through, and front-end contribution.
Buyer tool
SBA payment sketch for a Park Forest pharmacy 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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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 Park Forest pharmacy for sale
Recast this Park Forest pharmacy. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Park Forest 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 pharmacy pull a permit or see a patient in Park Forest, and whether that person stays. Personal licenses do not transfer with the assets.
Tell the truth about the Park Forest 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 Park Forest limit.
Open the lease and the labor file. Remaining term and assignment in Cook County. Whether the crew can run without the seller living eight minutes away.
Calendar the notices that apply here. CBS-1 (10 business days) plus Cook County’s 45-day local notice; Chicago’s 45-day city notice only if this business also operates in the city. Start them at letter of intent, not the week of funding.
Read the statewide playbook, then talk. The Illinois pharmacies hub is the statute and recast teaching. This page is the Park Forest file. Confidential consult — no upfront listing fee.
Answers for owners and buyers in Cook County, including local closing steps.
Illinois independent pharmacies typically sell for 2x–4x SDE. Script volume, third-party payer contracts, compounding revenue, and the strength of the pharmacist-patient relationship are the primary value drivers.
Yes. Most independent pharmacy sales are structured with a transition period during which the selling pharmacist remains to introduce patients to the new owner. Patient retention is the top priority in every transaction.
Buyers include individual pharmacists, regional independent pharmacy groups, and PE-backed pharmacy platforms. Corporate chains (Walgreens, CVS) are generally not active buyers of small independent pharmacies.
Compounding capabilities add value by diversifying revenue and differentiating the practice from commodity retail pharmacy. Buyers willing to maintain compounding operations will pay a premium for these capabilities.
PBM (Pharmacy Benefit Manager) contracts are business-level agreements that typically transfer with the ownership change. The buyer will need to notify PBMs and complete provider enrollment updates.
Illinois Form CBS-1 is due at least 10 business days before an asset sale. Cook County and the City of Chicago each add a 45-day local notice when the sale meets their rules. Ask counsel which notices apply to this Park Forest company.
Park Forest sits in the deepest Illinois buyer pool: owner-operators, neighboring shops, and platforms that already cover Cook County. Density is why a public listing leaks. Start with confidential outreach.
No. The planning multiple for pharmacies is a statewide starting point, not a Park Forest appraisal. Buyers in Cook County still adjust seller’s discretionary earnings, then argue the lease, licenses, labor, and owner dependency.
Service Area
Pharmacy Brokerage Near Park Forest
We serve pharmacies owners and buyers across Cook County and the surrounding region.