Self-Storage Facility Broker in Round Lake, Illinois
A self-storage facility in Round Lake is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Gurnee — 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 self-storage facilities playbook is on the industry hub; this page is the Round Lake file. Confidential sale. No upfront listing fee.
Confidential • No upfront fees • Illinois statewide
Round Lake market
Selling a self-storage facility in Round Lake
A self-storage facility in Round Lake is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Gurnee — 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 self-storage facilities playbook is on the industry hub; this page is the Round Lake file.
Round Lake is a far-north Lake County village in the Chain O’Lakes orbit — rooftops, Route 134, and Metra, not a Gurnee interchange and not a North Shore downtown.
Buyer density drops as you leave I-94. Household services and small retail are the typical businesses. Seasonal lake recreation is a side story unless the P&L shows it. Neighboring Round Lake Beach and Grayslake are separate clerks — do not blur the village limits on the CIM.
Round Lake has about 18,289 residents in Lake County, inside the Chicago-Naperville-Elgin area. Nearby markets buyers already compare this book to include Gurnee, Waukegan, Libertyville, Mundelein. That comparison changes who shows up: a buyer who will drive from Gurnee is not the same buyer who will fly in from a coastal platform.
Planning facts
Typical multiple
5x–8x NOI
Typical timeline
6–12 months
SBA eligible
Often — confirm
County
Lake County
Population
18,289
Metro
Chicago-Naperville-Elgin
Nearby comps
Gurnee, Waukegan, Libertyville, Mundelein
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
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.
Round Lake demand for self-storage facilities is the customer list and the license path — not the Census population figure. About 18,289 residents is context for who already lives in the trade area. It is not a sale price.
Self-Storage Facility in Round Lake
What a Round Lake buyer will underwrite on this self-storage facility
Buyers comparing a self-storage facility in Round Lake to shops in Gurnee, Waukegan, Libertyville will underwrite the customer list, the lease, and who holds the license — not a shared Lake County multiple.
Self-Storage Facilities statewide typically plan around 5x–8x NOI and a 6–12 months process when books and the lease are ready. That is a planning range, not a price for this Round Lake shop. Buyers here usually argue occupancy rate, unit mix, location demographics, climate-control percentage, management model.
Closing clock for this Round Lake file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: Zoning, fire code, and municipal business licenses are the live items. The industry hub teaches the statewide rule. This URL is the Round Lake application of it.
In a suburb like Round Lake, reits, private equity, individual real estate investors are the names that usually appear on the NDA list. A buyer who will drive from Gurnee is not the same buyer who will fly in from a coastal platform.
Buyer pool
Who buys a self-storage facility in Round Lake
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 450-unit climate-and-drive-up facility in the southwest suburbs with mid-80s occupancy, an on-site manager, and a seller who still handles auctions. Not a closed sale and not a real-estate appraisal.
A self-storage facility whose customers already sit in Gurnee, Waukegan, Libertyville, Mundelein is a larger business than one that stops at the Round Lake city limit. Tell the truth about the route. Buyers will map it.
SDE recast
How a buyer will read the books on this Round Lake self-storage facility
Self-storage buyers underwrite NOI / EBITDA after a market-rate manager, not SDE that still includes the owner living on site. Occupancy, street rates, and climate-control mix are the recast. Late-fee spikes and tenant-insurance commissions need their own lines. A 5x–8x band is planning language aligned with the site’s NOI range — it is not an appraisal of the dirt.
Illustration only — not a quote for any Round Lake shop. A self-storage facility whose tax return shows $341,000 of net profit is not worth $341,000 × a rumor multiple.
Add back the owner’s $163,000 W-2 and payroll tax, $12,500 of discretionary benefits, $7,000 of accepted one-time cost, and $14,500 of personal expenses that a buyer will not run. Then subtract $28,000 of replacement labor if the owner still diagnoses, sells, or closes the books.
Adjusted seller’s discretionary earnings are $510,000. At the planning range 5.0x–8.0x, enterprise value is $2,550,000 to $4,080,000. Mid-range 6.50x is $3,315,000 before debt, working capital, holdback, and tax. A Round Lake buyer will argue the multiple after they ride with the staff and read the lease.
At 6.50 times $510,000 of seller’s discretionary earnings, enterprise value is $3,315,000 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 Round Lake self-storage facility — not a quote
Net profit
$341,000
Owner W-2
$163,000
Benefits
$12,500
One-time
$7,000
Personal
$14,500
Replacement labor (subtract)
−$28,000
Recast SDE
$510,000
Planning EV at 6.50x
$3,315,000
Recast Seller’s Discretionary Earnings, then apply a planning multiple for self-storage facilities.
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.
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.
Zoning, fire code, and municipal business licenses are the live items. The Illinois Self-Service Storage Facility Act governs liens, notices, and auctions — a buyer inherits that compliance culture. There is no statewide “storage operator license,” but a change of ownership that bungles lien notices creates liability. Climate-control and fire-suppression inspections sit with the premises.
Labor and lease
What has to keep working on Monday after close in Round Lake
For a self-storage facility in Round Lake, the first labor question is: Occupancy and in-place rates versus street.
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 self-storage facility buyer will open
Levers that move the multiple in this vertical: Occupancy and in-place rates versus street; Climate-control mix and capex condition; A manager model that is not the seller in the apartment; Clean Illinois lien-and-auction file; Trade-area supply that a REIT will not immediately discount.
Have these ready before anyone hears the name of the Round Lake business: Occupancy, street vs in-place rates, and unit-mix (climate vs drive-up); Manager model: on-site, remote, or third-party; Lien-notice and auction-file discipline under Illinois law; Real estate, debt, and whether this is an entity sale or a property sale; Deferred capex: roofs, doors, cameras, access control; Competitive new supply inside the trade area.
Buyer tool
SBA payment sketch for a Round Lake self-storage facility 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 Round Lake self-storage facility for sale
Recast this Round Lake self-storage facility. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Round Lake 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 self-storage facility pull a permit or see a patient in Round Lake, and whether that person stays. Personal licenses do not transfer with the assets.
Tell the truth about the Round Lake 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 Round Lake limit.
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.
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 self-storage facilities hub is the statute and recast teaching. This page is the Round Lake file. Confidential consult — no upfront listing fee.
Continue
Related Round Lake and self-storage facilities pages
Questions about self-storage facilities in Round Lake
Answers for owners and buyers in Lake County, including local closing steps.
Buyers start with seller’s discretionary earnings, then apply a planning range around a cap-rate or EBITDA band, not a Main Street SDE rumor. 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.
Self-storage is closer to real estate than a shop. Zoning, occupancy, and lien-sale compliance are local. The business and the dirt are often two conversations.
Occupancy, street rates, and remaining lease-up drive value. A 60% occupied facility is a development story, not a stabilized cap rate.
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 Round Lake asset sales file Illinois Form CBS-1 at least 10 business days before closing. Lake 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.
Buyers in Round Lake are often SBA owner-operators and neighboring operators along the same corridor. Larger recurring books can draw a platform. They will compare this suburb to the next town in Lake County.
No. The planning multiple for self-storage facilities is a statewide starting point, not a Round Lake appraisal. Buyers in Lake County still adjust seller’s discretionary earnings, then argue the lease, licenses, labor, and owner dependency.
Service Area
Self-Storage Facility Brokerage Near Round Lake
We serve self-storage facilities owners and buyers across Lake County and the surrounding region.