A janitorial service in Washington is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Peoria — 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 janitorial services playbook is on the industry hub; this page is the Washington file. Confidential sale. No upfront listing fee.
Confidential • No upfront fees • Illinois statewide
Washington market
Selling a janitorial service in Washington
A janitorial service in Washington is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Peoria — 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 janitorial services playbook is on the industry hub; this page is the Washington file.
Washington is a Tazewell residential city east of East Peoria — rebuilding since the 2013 tornado, household streets and a small downtown, not CAT’s river works.
Home-services and local retail are the typical businesses. Peoria-MSA buyers treat this as a bedroom community with its own clerk. Do not borrow Morton’s corporate-food story or Pekin’s courthouse story. Tornado-era rebuild is history; underwrite today’s customer list.
Washington has about 15,134 residents in Tazewell County, inside the Peoria area. Nearby markets buyers already compare this book to include Peoria, East Peoria, Pekin, Morton. That comparison changes who shows up: a buyer who will drive from Peoria is not the same buyer who will fly in from a coastal platform.
Planning facts
Typical multiple
2x–3.5x SDE
Typical timeline
3–8 months
SBA eligible
Often — confirm
County
Tazewell County
Population
15,134
Metro
Peoria
Nearby comps
Peoria, East Peoria, Pekin, Morton
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
Springfield, Bloomington-Normal, Decatur, and nearby county seats sell to operators who already know the trade area. State-vendor and campus calendars matter on some books.
File CBS-1 on time. Do not paste a Naperville multiple onto a Sangamon or McLean file.
Washington demand for janitorial services is the customer list and the license path — not the Census population figure. About 15,134 residents is context for who already lives in the trade area. It is not a sale price.
Janitorial Service in Washington
What a Washington buyer will underwrite on this janitorial service
Washington is not a collar-county density play. A janitorial service here usually sells to an owner-operator who already covers Peoria, East Peoria, Pekin, not a platform that needs a hired dispatcher and a second licensed person. Municipal registrations still reset on a new entity.
Janitorial Services statewide typically plan around 2x–3.5x SDE and a 3–8 months process when books and the lease are ready. That is a planning range, not a price for this Washington shop. Buyers here usually argue commercial contract value, contract tenure, equipment, staff stability.
Closing clock for this Washington file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: No statewide janitorial license. The industry hub teaches the statewide rule. This URL is the Washington application of it.
Washington is a regional market. The first serious call is often an owner-operator from Peoria, East Peoria, Pekin, 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 janitorial service in Washington
Peoria-MSA operators. Morton’s corporate and food-processing orbit can attract strategics.
Illustration: a night-janitorial company in DuPage servicing six office buildings and two schools on written contracts, a staying night supervisor, and a seller who still bids every manager relationship. Not a closed sale and not a residential maid route.
A janitorial service whose customers already sit in Peoria, East Peoria, Pekin, Morton is a larger business than one that stops at the Washington city limit. Tell the truth about the route. Buyers will map it.
SDE recast
How a buyer will read the books on this Washington janitorial service
Janitorial recasts on commercial contract contribution after a market-rate night supervisor. Add back owner hours, then isolate any building that is month-to-month with a property manager who loves the seller, and any prevailing-wage or school-bid year that will rebid. Consumables billed through are not profit. A 2x–3.5x SDE band is for assigned contracts, not a stack of handshake closets.
Illustration only — not a quote for any Washington shop. A janitorial service whose tax return shows $135,000 of net profit is not worth $135,000 × a rumor multiple.
Add back the owner’s $69,000 W-2 and payroll tax, $24,500 of discretionary benefits, $9,500 of accepted one-time cost, and $11,000 of personal expenses that a buyer will not run. Then subtract $4,000 of replacement labor if the owner still diagnoses, sells, or closes the books.
Adjusted seller’s discretionary earnings are $245,000. At the planning range 2.0x–3.5x, enterprise value is $490,000 to $857,500. Mid-range 2.75x is $673,750 before debt, working capital, holdback, and tax. A Washington buyer will argue the multiple after they ride with the staff and read the lease.
At 2.75 times $245,000 of seller’s discretionary earnings, enterprise value is $673,750 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 Washington janitorial service — not a quote
Net profit
$135,000
Owner W-2
$69,000
Benefits
$24,500
One-time
$9,500
Personal
$11,000
Replacement labor (subtract)
−$4,000
Recast SDE
$245,000
Planning EV at 2.75x
$673,750
Recast Seller’s Discretionary Earnings, then apply a planning multiple for janitorial services.
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.
Tazewell (Pekin, East Peoria, Morton, Washington) uses state CBS-1 and village licenses. East Peoria industrial and Morton corporate-adjacent businesses need landlord and environmental extras.
No statewide janitorial license. School, municipal, and hospital contracts bring background checks, badging, and sometimes union or prevailing-wage rules. Bonding and janitorial-service agreements often prohibit assignment without customer consent. A buyer who cannot badge into the building on night one does not have that revenue.
Labor and lease
What has to keep working on Monday after close in Washington
For a janitorial service in Washington, the first labor question is: Written contracts with assignment paths and term left.
Cross-river labor with Peoria. A Pekin retail book is not a Morton industrial-service book.
Peoria MSA south and east bank. Price by customer, not by county line.
Diligence
What a serious janitorial service buyer will open
Levers that move the multiple in this vertical: Written contracts with assignment paths and term left; A night supervisor who stays; Diversified buildings, not one property manager; Owned scrubbers versus rented iron; Margin after consumables and prevailing-wage reality.
Have these ready before anyone hears the name of the Washington business: Contract list: term, cancellation, pricing, and assignment clauses; Property-manager or district concentration; Night-supervisor and crew tenure; union or prevailing-wage exposure; Equipment (auto-scrubbers, buffers) ownership and condition; Consumable pass-through versus true service margin; Badge, background, and any prevailing-wage audit file.
Buyer tool
SBA payment sketch for a Washington janitorial service 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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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 Washington janitorial service for sale
Recast this Washington janitorial service. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a Washington 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 janitorial service pull a permit or see a patient in Washington, and whether that person stays. Personal licenses do not transfer with the assets.
Tell the truth about the Washington 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 Washington limit.
Open the lease and the labor file. Remaining term and assignment in Tazewell 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 janitorial services hub is the statute and recast teaching. This page is the Washington file. Confidential consult — no upfront listing fee.
Answers for owners and buyers in Tazewell County, including local closing steps.
Buyers start with seller’s discretionary earnings, then apply a planning range around 2.5x–4x SDE. 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.
No statewide janitorial license. Municipal business licenses and building-access badging still matter. Night-crew immigration and background businesses are a diligence item, not a footnote.
Read the assignment clause. Many commercial accounts can cancel on sale. A book that is three at-will buildings is riskier than written multi-year contracts.
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 Washington asset sales file Illinois Form CBS-1 at least 10 business days before closing. Tazewell 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 Washington is usually an owner-operator or a neighboring shop, not a coastal fund. Tazewell County buyers already know the trade area. Seller financing and a clean lease matter more than a headline multiple.
No. The planning multiple for janitorial services is a statewide starting point, not a Washington appraisal. Buyers in Tazewell County still adjust seller’s discretionary earnings, then argue the lease, licenses, labor, and owner dependency.
Service Area
Janitorial Service Brokerage Near Washington
We serve janitorial services owners and buyers across Tazewell County and the surrounding region.