Western Real Estate Media Firm Sold for $175K, No Bank Loan
Rachel Horner
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2 min read
About the Business
Industry: Marketing Services – Real Estate Photography, Video and 3D Tours
Location: West
Size: $100K–$150K in annual revenue, $50K–$75K in cash flow
Sale price: $175,000 (asking price: $170,000)
Listing to signed LOI: 78 days
Signed LOI to close: 96 days
The Challenge: Handing Off a Profitable Agency
The owner was launching a new tech venture that needed his full attention. The agency was profitable, and he wanted a clean handoff to a confident new owner.
78 Days to a Signed LOI: One Buyer, a Seller-Financed Close
What happened at every stage
Valuation: Baton priced the agency on its cash flow, and the final price came to about 2.6 times cash flow.
Buyer Outreach: 40+ buyers viewed the listing and 7 opened the data room. A young first-time buyer requested a meeting and met the owner in mid-August.
Offer Selection and Negotiation Support: The buyer's first offer was $170,000 with $20,000 down. Five days later, his LOI came in at $175,000 with $35,000 at closing and the rest as a seller note.
Diligence and Closing Support: With 80% of the price in a seller note, the Baton advisor explained how the note would be secured and put financial diligence before legal work, so neither side paid for a purchase agreement too early. He ran 13 weekly check-ins, and the deal closed 96 days after the LOI.
The Results
The buyer is a young first-time business owner who bought the agency without a lender. Through Baton's process, the business:
Sold for $175,000 to a first-time buyer
Closed with $35,000 in cash at closing and a $140,000 seller note
Closed without a bank or SBA loan
What's next for the owner?
The owner is focused on his new tech venture after a planned one-month transition.
Advice and Lessons for Future Sellers
Understand your seller note. Knowing how the note would be secured made an 80% seller-financed deal workable.
Verify the numbers before the lawyers. Doing financial diligence first kept both sides from paying for legal work too early.
One well-matched buyer can be enough. A single committed buyer carried the deal from first call to close.