Total Deals
0
in pipeline
Open
0
initial review
Active
0
eval + due diligence
In Offer
0
LOI + financing
Deal Pipeline
Weekly Rhythm
3–4 hours total · consistent beats intense
MON · 30min
Review BizBuySell & LoopNet alerts. Log deals that pass the gut check.
TUE · 1hr
Run DSCR math. If it passes, call the broker that day — not tomorrow.
THU · 1hr
Review CIMs. Ask CA-specific questions. Schedule seller calls.
FRI · 30min
5 LinkedIn messages to Bay Area CPAs & brokers. Update pipeline.
1
Your Bay Area Deal Box
Lock these criteria before looking at a single listing. Every deal gets filtered against this first. Adjust the sliders or type directly — they stay in sync and save automatically.
Bay Area RealityValuations run 10–20% higher than the national market. Min SDE is $90k (vs $80k nationally) because Bay Area debt service and cost of living demand more cushion. Favor asset-light, route-based businesses — fewer employees, less space, better margins in this cost environment.
Hard Criteria
Sliders and inputs are linked — adjust either way. Saved to browser automatically.
2-Minute Gut Check
Run on every alert email before spending more time
- Price is within your deal box rangeIf outside → archive immediately, no exceptions
- SDE is at or above your minimumVerify it's SDE, not revenue — check for add-backs
- SDE multiple is at or below your maximumFormula: Asking Price ÷ SDE. Over 4× for route business → skip unless off-market
- Business is 5+ years old
- Industry is in your target list
- Location is within 60 miles of home baseTarget counties: Alameda, Santa Clara, San Mateo, Contra Costa, SF, Marin, Sonoma
- Revenue is flat or growing (not declining 2+ years)
- Not a restaurant, retail, salon, gym, or SF brick-and-mortarThese are beginner traps in the Bay Area — skip every time
0/8
DSCR Quick Calculator
Run this before calling any broker
Asking Price ($)
Annual SDE ($)
Down Payment %
Seller Note %
Enter numbers above to calculate
2
Bay Area Business Types
Ranked by beginner-friendliness for semi-absentee ownership in the Bay Area. Click any card for full Bay Area context.
Bay Area AdvantageDense population makes route businesses extremely efficient. High household incomes mean premium pricing power. Large retiring immigrant business owner population creates off-market opportunity.
▲ Tier 1 — Best fits, easiest semi-absentee
◈ Tier 2 — Viable, slightly more management
Skip These in the Bay Area
Restaurants — SF 60%+ first-year failure. $18.67/hr min wage + astronomical rent.
Retail stores — High rent + Amazon + declining foot traffic. Even Santana Row has vacancies.
Salons & spas — Clients follow the stylist. Extreme key-man risk.
Cleaning (1099) — AB5 liability. PAGA lawsuits rampant in this industry.
3
Platform Setup
Set up once. Let alerts do the work. Bay Area listings move fast — good deals get multiple inquiries within 48 hours.
BizBuySell
bizbuysell.com · 30 min · Largest US marketplace
- Create free account at bizbuysell.com
- Advanced Search → set Location: Alameda, Santa Clara, San Mateo, Contra Costa, SF, Marin, Sonoma counties
- Set Asking Price to your deal box range · Set Cash Flow to your minimum SDE
- Check "Seller Financing Available" filterMotivated sellers. Deals close faster.
- Save search → Email Frequency: Daily
- Create separate saved search per industry (Laundromat, Pest Control, Vending, Car Wash, Pool)
- One broad catch-all: CA, your price range, min SDE, no industry filter
0/7
LoopNet
loopnet.com · 20 min · Best for real-estate-attached businesses
- Create free account at loopnet.com
- Click "Businesses For Sale" in top nav (NOT "For Sale/Lease")
- Set Price: up to your max · Location: San Francisco Bay Area
- Save search → Weekly email alert (LoopNet inventory turns slower)
- Also search commercial property section separately for laundromats + car washes
0/5
Off-Market Sourcing
Best deals never hit BizBuySell
- Contact 5 Bay Area brokers · ask to be on buyer listMurphy Business (SJ), Sunbelt (multiple), Pacific Business (SF), VR Business (South Bay), Transworld (East Bay)
- 10 LinkedIn messages/week to South Bay & East Bay CPAs
- Look up owner names on bizfile.sos.ca.gov → send physical letters to 10+ yr old businesses
- Attend Chinese Chamber of Commerce and Vietnamese American Chamber events
- Set Google Alerts for "[industry] for sale Bay Area" and "[industry] acquisition California"
0/5
∞
Glossary
Every acronym with Bay Area examples. Click to expand.
★
Tools & Templates
Professional-grade proprietary tools. Deal Evaluation Workbook, Financial Analysis, and legal templates (LOI, APA, SPA) — use these at every stage of your acquisition.
📋 Deal Evaluation Workbook
💰 Financial Analysis
📄 Legal Templates
Deal Score
Answer questions above to see your verdict
—/100
How to useEvaluate the deal you are currently considering. ✓ Yes = full points · ~ Partial = half · ✗ No = zero. Scores ≥ 80 are worth proceeding to LOI. Use the deal's detail page to log notes alongside your workbook score.
Deal CalculatorModel any deal's financing structure and returns. Inputs auto-calculate as you type.
Deal Inputs
Asking Price ($)
Annual SDE ($)
Down Payment (%)
Lender Rate (%)
Loan Term (yrs)
Seller Note (%)
Results
Enter price and SDE to calculate.
Market Valuation Reference
Typical SDE multiples by business type
DSCR Quick Reference
STRONG ≥ 1.5×
Lender approves comfortably. Strong cash cushion. Pursue aggressively.
MARGINAL 1.25–1.5×
Technically passes. No cushion for bad months. Negotiate price down or restructure.
REJECTED < 1.25×
SDE can't safely cover debt. Lender declines. Renegotiate price or pass.
DisclaimerThese templates are starting points for attorney review — not legal advice. Always have a licensed M&A attorney review and customize before signing any legal document. Replace all [BRACKETED] fields with your specific deal terms.