25 Factors Affecting Business Valuation Business for sale by owner Canada, houses, business opportunities, business property investment opportunity,
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Business Valuation Specialist
Call me 1 800 606 0310


"25 Factors Affecting Business Valuation" is now even more relevant, more reliable, more accurate, and so much more useful than any other system of Valuation.

Traditional Business Valuators, Commercial Real Estate Appraisers, Real Estate Agents, and Residential Appraisers will give you all the comparables and "PROVE" to you with graphs, charts and financial statements what a particular company, piece of commercial real estate, or residential property is worth. THE SYSTEM OF "PROOF" they use is NO LONGER RELIABLE, RELEVANT OR TRUE and as redundant as a pay phone.

Reasons for a Business Valuation:

Example 1: Three partners have been working together for 7 years and now someone has to leave. This is a huge responsibility to find that correct measurement of value as it affects a lot of people’s lives. This allows me to really get into it and use all my knowledge and years of experience to find the right answer. Yes it sometimes keeps me up at night, but the end result is very satisfying for me.

Example 2:You are in a divorce situation and feel you are getting beat up. If my experience and knowledge are going to be able to make a big difference in your life, then this is something I could be interested in doing.

Example 3: You are considering buying a business. This is very often a huge challenge and my 30 plus years of experience in dealing with small business owners helps me to determine who is being honest, who’s information we might choose not to trust, and why. Again this work gives me the feeling of satisfaction when completed.


(March 2020)
Thank you Eric for your great work.

It was pleasant to work with you and I was happy with the result. I would definitely recommend you to everyone who is looking to get business valuation. Thank you again for everything. Business owner/designer Masha S.

Experience is the key factor. I have done hundreds of business valuations and my valuations have been accepted by CRA and Court of Queen's Bench. Numerous divorce proceedings across Canada have been concluded using my valuations, and filed with the courts. (including Quebec)

INCOME VALUATION For those people who need Income Valuations done, I offer my experience dealing with thousands of small business owners across Canada. Hundreds of these were close business relationships forged over time. This combined with my credentials should put me at the top of any list for an INCOME VALUATION.  (...MORE)

Your accountant is the best person to handle your Canadian Tax Issues. If you have U.S. / Canadian tax issues your accountant does not deal with we strongly recommend CAN-US Tax & Accounting, Inc. and the founder Elliott Milek, CPA, CGA, EA https://can-ustax.com/

Southgate Motel

Onanole, Manitoba 
Highly Profitable Restaurant
Vancouver Island Restaurant for sale by owner
Vancouver, BC
Dominion Power Washing Inc.
Family Foods Business for sale by owner, Saskatchewan
Vancouver, BC

4.59 Acres on Saltspring Island
Saltspring Island Acreage For Sale by Owner

Alberta Manufacturing Business
Alberta Manufacturing Business in Print Industry
within the printing industry
We wrote the book on Business Valuation.
Now available on Amazon, or download on Kindle!
25 Factors Affecting Business Valuation

Need a Bulletproof Business Valuation?

"I greatly appreciate the work Eric did on the Valuation of my company. It stood up in court. The Judge soundly admonished the BV who tried to contradict Eric's valuation."

A solid win in court where the client receives both victory and money is real world validation. Court of Queen's Bench Calgary, Alberta - Court File Number 1601-15411 - Filed May 9, 2017.

Second Opinion on a Questionable Valuation?

We find that most small business valuators concentrate on asset, market and income approaches developed in the 1970's. These are generally easy to defeat in 2018 as most businesses are now made up of 50% or more in intangible assets that these valuators neglect, or have no means to properly measure.

Note that winning in court is not a guarantee and will require a lawyer with
knowledge, expertise, wisdom and some skill in dealing with intangible asset value.
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If someone is presenting or proposing a valuation without taking these factors into consideration, the valuation number is likely to be misleading and almost certainly not accurate for a small business.

  • Purpose
  • History
  • Financials
  • Return on Investment
  • How have Brands or R&D been accounted for?
  • Shareholder Agreement (if one exists)
  • Value of Employees
    (cost of recruitment and training as a group)
  • Client Base and cost to rebuild
  • Value of Supply Chain
  • Value of Distribution Network if one exists
  • Internet Presence and Use (social network)
  • Dominance if any in the marketplace
  • Knowledge Base of Owner and Key Employees
  • Processes and Procedures
  • Documentation
    (Are all aspects of the company documented?)
  • Industry Averages
  • Lease Terms
  • Leasehold Improvements
  • Equipment
  • Inventory
  • Risk
  • Currency Fluctuations and Geopolitical Considerations
  • Opportunity
  • Liquidity
  • Leverage - Cost of Money
    Is leverage applicable and if so at what risk?
  • Minority Interest (if applicable)
  • Special Interest Purchaser
    (Partners are also special interest purchasers as they have more knowledge, interest, and opportunity, with less risk than regular buyers.)
  • Terms of any Proposed Sale
  • How well is the business/practice expected to function with changes in management? (if applicable)
Return on Investment is Always my First and Last Consideration

Go to our page dedicated to Business Valuation to see profiles of some of our clients.

CLICK HERE to watch a short video clip with
Eric Jordan explaining the valuation process.

(2 minutes 22 seconds)


Call us. We will listen.

Eric Jordan, President
Valuation Analyst
Nation Wide
Business Valuation:
$1,000 - $5,000
Logic with experience.

Valuations That Cost Less and Give More

Free consultation,
call or email now:



When a small publicly traded Toronto Stock Exchange (TSX) listed
company needed a report on fair value to meet TSX requirements
they turned to Eric Jordan...

Hi Eric, I would like to thank you for the work done for us and they efforts you put on the weekend, it was certainly a pleasure working with you. Your report was well received by the candidates for acquisition, I will keep you posted as we move on the process. Thanks, Mohamed  (December 6, 2016)

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Government values and supports business. Numerous departments and agencies have been instrumental in the development of this guide. The Treasury Board of Canada Secretariat Business Case Guide is a direct result of the dedication, contribution, and commitment of individuals who support improved investment success rates within the Government of Canada. The purpose of this document is to support the development of a strong business case that links investments with program results and, ultimately, with the strategic outcomes of the organization. The primary audience for this reference tool are GC program managers seeking approval for an activity, initiative, or project. The guide is meant to be used throughout the entire life cycle of the investment, including the approval stage, to ensure meaningful dialogue between managers and the approval or funding authority from the earliest possible time. Furthermore, this document is intended to help clarify the purpose and structure of business cases across the Government of Canada Within a GC context, a project is considered a set of time-bound activities that changes the capability of a program to deliver outcomes and benefits. Throughout this document, the use of the word "project" is understood to mean all activities required to deliver the new capability, including change management, organizational change, legislative change, process change, training, communications activities, and so forth. This guide could therefore be used as a reference tool for a project, initiative, investment, recommendation, or other business event that would not commonly be considered a "project" in the federal public service. Regardless of the complexity and risk of the proposed investment, and whether or not Treasury Board project approval is being sought, this document should be used to guide the development of the investment's business case. To develop the content for a business case, the organization will also have to consider, among others, aspects of project management, outcome management, risk management, capacity management, and investment management. Such considerations are necessary inputs for a successful business case. www.tbs-sct.gc.ca/emf-cag/business-rentabilisation/bcg-gar/bcg-gar-eng.pdf
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The niche we serve is Small Business Valuations with special expertise in understanding intangible assets that are often missed as they don't show up on the Balance Sheet. In addition to Financial Statements I take into account; processes, procedures, value of supply chain, value of distribution network, knowledge base of owner and employees, value of employees (cost of recruitment and training as a group,) value of client base, Internet presence and use, documentation and risk.

The Return on Investment is always our first and last consideration.

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click for details about this business for sale by owner
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Oilfield Tank Truck Service

$2.268 Million
[home based business] [real estate investment] [business opportunities]
[property investment] [internet business] [internet business] [business to business] [other]
Focused Internet Advertising
to find Qualified Buyers


Operations Manual
Add 5% to 25% to the value of your business.

Business Valuation
$1,000 to $5,000



CPPA - Detailed Experience
My name is Eric Jordan. I am a CPPA which means Canadian Personal Property Appraiser. There are over 700 CPPA's across Canada. I specialize in Business Valuations. The Canadian Personal Property Appraisal Group provides members a proper legal structure with which to do valuations. They do not give instruction on anything other than how to use the forms and templates they provide to make a legal appraisal or valuation report. I am providing the following information on my experience because experience is the key ingredient in my credentials and my experience is extensive, relevant and when combined with my proprietary system I describe in the book '25 Factors Affecting Business Valuation' allows me to deliver what many believe to be the most accurate small Business Valuation available in Canada today.

I was born in 1952 in Southwestern Manitoba. Like many other boys that were born on a farm / ranch I was a member of the local 4H beef club. The Canadian 4-H motto is "Learn To Do By Doing". It was at the age of 12 to 15 that I received my first training in valuing or judging. My 4-H group provided a lot of training in judging cattle. Like business valuation the process involved many factors. I enjoyed this and did well at the judging competitions. I got started in the construction industry at 16 learning about steel stud framing, drywall, drywall taping, acoustical tile, and other types of ceilings. I took training as an apprentice and at 19 years-old I was a sub trade foreman at the construction of J H Bruns Collegiate in Winnipeg Manitoba.

I soon started my own business doing textured ceilings. I learned a lot of important lessons while running this business. The most important was learning to listen. I did specialized work. I would texture the ceilings in houses that were occupied as I had perfected a way to do this while protecting all the furniture and accessories in an effective and efficient manner. I would book work over the phone and set up a route that could take me from Manitoba to Alberta and back. One did not want to arrive at a house and find the work was impossible to do or that the owner was not likely to pay on completion. I was successful in that business. The key was to listen, listen, and listen. Asking the right questions and then listening carefully was critical to finding the correct information. Hearing the nuances became easy after a while. This is a very useful tool I use to this day while seeking information in the valuation process.

It was at about this time I got involved with the advertising business. I did advertising placemats across South Western Manitoba and Saskatchewan. If any of you are old enough and frequented Buddy's Steak Ranch on Albert Street in Regina, SK or Aunt Sarah's Restaurant in Brandon MB. you may remember my placemats with a character called "Prairie Tom" in the middle surrounded by squares of advertising. I don't believe my creation died when I quit doing the placemats. A short time after that "Coffee News" publication started in Winnipeg, Manitoba and the character they use to this day looks amazingly similar to "Prairie Tom". I believe I at least partially inspired the creation of that very successful publication and I am very happy for that. The placemat advertising business put me into hundreds if not thousands of small businesses where I got to deal with the owners. Great experience for my future valuation career as my eyes were beginning to open as to what really happened in a small business.

AUCTION BUSINESS - Learning to See
In about the same time period I had a mentor Charlie Salfries who was sure that I should be in the auction business. I ended up doing about six auction sales in 1980 and held an auction license in Brandon Manitoba. This was a real learning experience for understanding value and being able to see and feel how live events work. Nobody understands value better than auctioneers. When the Canadian Personal Property Appraisers Group started in 1995 most of the first members were auctioneers from across Canada.

ONE ON ONE - With Hundreds of Small Business Owners.
The next business I got involved with was the movie business where I owned several rental stores and operated a movie broker business. In those days movies were a sideline to almost any kind of small business. I walked into thousands of small businesses and introduced myself. Hundreds ended up dealing with me. During this two to four hour process of dealing with the client on these video tapes, I really started to learn about what happened in a small business. Not all of the money went into the till. These business owners were happy to have someone to confide in. They would tell me amazing ways they saved on paying tax and all sorts of quirks about their particular business and industry. My experience extended to the US, as I purchased movies from small businesses then leased and sold these movies back into Canada. From this experience I could now understand what really happens on the ground in a small business as compared to what shows in the financials. This was invaluable one on one experiences with hundreds of different business owners across all sorts of industries. One can never learn these things in academia and I have a real edge on those who don't have this type of experience, most especially those situations where bookkeeping is suspect or non existent.

Some video clients would tell me that they were selling so I should not leave movies with them as their business would be sold and gone by the time I was back in three months. My experience at that time suggested otherwise and I would ask them to just call me if they sold and leave the movies with a neighbouring business in the town. Two years later the business would often close down "unsold" and there would be an empty building for sale. This is where I got the idea to set up an Internet showroom or catalogue of businesses for sale on the Internet. I was correct and the Pin.ca website has been successful helping business owners to find buyers for the past twenty years.

Working with hundreds of small businesses, advertising to the market place I got to understand about valuation. I had a client who was a Chartered Accountant who helped me to understand from the accounting industry viewpoint, how they look at valuing a business. I knew however that that was not the whole story. At about the same time I had a client who was a Resume Broker. He had a formula for getting inside his clients head and finding out what intellectual property they retained in their brain. He would write that into a resume and these people would easily find a job. I knew that same thing would work with a small business. A friend of mine Reid Nunn had spent a long time in the insurance industry and he taught me a lot about risk. Between those three things I was able to start to put the pieces together for doing an accurate business valuation and that was the beginning of the 25 Factors Affecting Business Valuation.

By 2013 I had my valuation process fairly well in place had spent thousands of hours researching intangible assets which I felt were the most valuable part of a small business. I was doing business valuations and I decided to test my process on the toughest intangible asset in the world "Bitcoin" I purchased 78 Bitcoins and proceeded to test. My process led me to believe the key element in Bitcoin was the "blockchain" and for the reason of the blockchain, I deemed that Bitcoin would have value in the future. I predicted $500 Bitcoin, $1,000 Bitcoin and the real possibility of much higher. I think everyone can agree my analysis was correct and Blockchain has proven valuable.

CPPA CERTIFICATION (National Accreditation)
This brings us to 2015. I had a formula and a lot of experience but I lacked the legal structure to present a business valuation to a court. That is when I reached out to the Canadian Personal Property Appraisers Group in London, Ontario. I got certified through them and became a CPPA. Now I had a proper legal structure for doing my business valuations. Canadian Personal Property Appraisers Group teaches you the legal structure you must use to produce a valid Valuation. The CPPA certificate for me now is really a mute point as my experience and the legal structure I use stand on their own.

In 2017 I wrote the book "25 Factors Affecting Business Valuation" which gives a good overview of my proprietary process. It doesn't teach you how to do a business valuation but it does let you know what must be measured. Send an email to eric@pin.ca and I will be happy to send you a free PDF of my book.
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