A lawn care business in West Frankfort is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Benton — 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 lawn care businesses playbook is on the industry hub; this page is the West Frankfort file. Confidential sale. No upfront listing fee.
Confidential • No upfront fees • Illinois statewide
West Frankfort market
Selling a lawn care business in West Frankfort
A lawn care business in West Frankfort is priced on adjusted seller’s discretionary earnings after a buyer compares this book to Benton — 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 lawn care businesses playbook is on the industry hub; this page is the West Frankfort file.
West Frankfort is a Franklin County coal-era city with its own downtown on the Johnston City–Marion axis — not the county seat (Benton) and not an I-57 retail hub.
Main Street and household services are the business; Marion’s commercial density is a drive, not an asset you can claim. Buyers are southern Illinois operators, and seller financing is normal. Two Franklin County cities means two clerks and two customer maps.
West Frankfort has about 8,151 residents in Franklin County, inside the Benton area. Nearby markets buyers already compare this book to include Benton, Herrin, Marion, Du Quoin. That comparison changes who shows up: a buyer who will drive from Benton is not the same buyer who will fly in from a coastal platform.
Planning facts
Typical multiple
2x–3.5x SDE
Typical timeline
4–8 months
SBA eligible
Often — confirm
County
Franklin County
Population
8,151
Metro
Benton
Nearby comps
Benton, Herrin, Marion, Du Quoin
Closing clock
Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago
Downstate and southern Illinois businesses are thinner on platform buyers and thicker on neighboring operators. Seller financing and a clean lease do more work than a headline multiple.
CBS-1 still applies. Local clerks and landlords set the real calendar.
West Frankfort demand for lawn care businesses is the customer list and the license path — not the Census population figure. About 8,151 residents is context for who already lives in the trade area. It is not a sale price.
Lawn Care Business in West Frankfort
What a West Frankfort buyer will underwrite on this lawn care business
West Frankfort is not a collar-county density play. A lawn care business here usually sells to an owner-operator who already covers Benton, Herrin, Marion, not a platform that needs a hired dispatcher and a second licensed person. Municipal registrations still reset on a new entity.
Lawn Care Businesses statewide typically plan around 2x–3.5x SDE and a 4–8 months process when books and the lease are ready. That is a planning range, not a price for this West Frankfort shop. Buyers here usually argue recurring customer contracts, equipment condition, crew count, route density.
Closing clock for this West Frankfort file: Illinois CBS-1 (10 business days). No Chicago 45-day city notice unless the business also operates in Chicago. License path: The Illinois Department of Agriculture pesticide applicator and operator licenses are the license that matters on a chemical program. The industry hub teaches the statewide rule. This URL is the West Frankfort application of it.
West Frankfort is a small town market. The first serious call is often an owner-operator from Benton, Herrin, Marion, 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 lawn care business in West Frankfort
Southern Illinois owner-operators. Marion overflow.
Illustration: a residential lawn-care route in Plainfield and Oswego with 420 program customers, two spray techs holding IDOA cards, and a mow crew that does not do hardscape. Not a closed sale.
A lawn care business whose customers already sit in Benton, Herrin, Marion, Du Quoin is a larger business than one that stops at the West Frankfort city limit. Tell the truth about the route. Buyers will map it.
SDE recast
How a buyer will read the books on this West Frankfort lawn care business
Lawn-care recasts on the residential route book — mow frequency, fertilizer-and-weed programs, and cancellation — not landscaping install gross. Add back owner W-2, then strip a one-time aeration-and-overseed promotion and any unlicensed spray work. Density (stops per hour) is the earnings quality test. A thin rural route is not a Naperville Tuesday.
Illustration only — not a quote for any West Frankfort shop. A lawn care business whose tax return shows $145,000 of net profit is not worth $145,000 × a rumor multiple.
Add back the owner’s $53,000 W-2 and payroll tax, $18,500 of discretionary benefits, $5,500 of accepted one-time cost, and $9,500 of personal expenses that a buyer will not run. Then subtract $86,000 of replacement labor if the owner still diagnoses, sells, or closes the books.
Adjusted seller’s discretionary earnings are $145,000. At the planning range 2.0x–3.5x, enterprise value is $290,000 to $507,500. Mid-range 2.75x is $398,750 before debt, working capital, holdback, and tax. A West Frankfort buyer will argue the multiple after they ride with the staff and read the lease.
At 2.75 times $145,000 of seller’s discretionary earnings, enterprise value is $398,750 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 West Frankfort lawn care business — not a quote
Net profit
$145,000
Owner W-2
$53,000
Benefits
$18,500
One-time
$5,500
Personal
$9,500
Replacement labor (subtract)
−$86,000
Recast SDE
$145,000
Planning EV at 2.75x
$398,750
Recast Seller’s Discretionary Earnings, then apply a planning multiple for lawn care 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.
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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.
Licenses and closing steps for a West Frankfort sale
Franklin (Benton, West Frankfort) uses state CBS-1.
The Illinois Department of Agriculture pesticide applicator and operator licenses are the license that matters on a chemical program. They are personal and do not transfer with the customer list. Mow-only shops still need municipal contractor registration in many suburbs and CDL or proper vehicle registrations if they tow. Fertilizer application rules and containment are IDOA issues, not optional branding.
Labor and lease
What has to keep working on Monday after close in West Frankfort
For a lawn care business in West Frankfort, the first labor question is: Program-customer retention and auto-pay penetration.
I-57. Coal heritage, now small-city services. Two towns, two Main Streets.
Thin specialist labor. Seller financing is normal.
Diligence
What a serious lawn care business buyer will open
Levers that move the multiple in this vertical: Program-customer retention and auto-pay penetration; Staying IDOA-licensed applicators; Route density inside a tight radius; Mow-plus-chemical attach rate; Software-owned customer list the seller cannot walk with.
Have these ready before anyone hears the name of the West Frankfort business: Route density, stops per crew-hour, and skip/cancel rates by program; IDOA applicator licenses on the people who will still spray after closing; Program mix: mow-only vs fertilizer/weed vs mosquito add-ons; Customer-list ownership, door-hanger leads, and software (Service Autopilot, Jobber); Spreader, sprayer, and containment compliance; Whether snow or leaf cleanup is contracted or hoped.
Buyer tool
SBA payment sketch for a West Frankfort lawn care 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.
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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 West Frankfort lawn care business for sale
Recast this West Frankfort lawn care business. Start with the tax return. Add owner pay. Subtract replacement labor if the seller still does the work a West Frankfort 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 lawn care business pull a permit or see a patient in West Frankfort, and whether that person stays. Personal licenses do not transfer with the assets.
Tell the truth about the West Frankfort 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 West Frankfort limit.
Open the lease and the labor file. Remaining term and assignment in Franklin 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 lawn care businesses hub is the statute and recast teaching. This page is the West Frankfort file. Confidential consult — no upfront listing fee.
Continue
Related West Frankfort and lawn care businesses pages
Questions about lawn care businesses in West Frankfort
Answers for owners and buyers in Franklin County, including local closing steps.
Illinois lawn care businesses typically sell for 2x–3.5x SDE. Route density, recurring contracts, and the condition of your equipment all influence value.
Compile a list of all recurring customers with their annual contract value, years of service, and the services covered. Written contracts are worth more than verbal agreements, so formalizing informal arrangements before listing adds value.
Yes, but buyers will want assurance the customer base is loyal to the business, not just to you personally. We help position owner-operated businesses for successful transitions.
Yes. Lawn care businesses are SBA-eligible. Buyers with relevant experience can typically secure SBA financing, which is the most common financing structure for acquisitions in this space.
Document all mowers (zero-turn, riding, push), trailers, trucks, blowers, edgers, and any irrigation or chemical application equipment. Clean, well-maintained equipment adds tangible value to your sale.
Most West Frankfort asset sales file Illinois Form CBS-1 at least 10 business days before closing. Franklin 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 West Frankfort is usually an owner-operator or a neighboring shop, not a coastal fund. Franklin County buyers already know the trade area. Seller financing and a clean lease matter more than a headline multiple.
No. The planning multiple for lawn care businesses is a statewide starting point, not a West Frankfort appraisal. Buyers in Franklin County still adjust seller’s discretionary earnings, then argue the lease, licenses, labor, and owner dependency.
Service Area
Lawn Care Business Brokerage Near West Frankfort
We serve lawn care businesses owners and buyers across Franklin County and the surrounding region.