Beauty Shops & Centers, Financial Model, Health Care, Retail, Service Businesses, Wellness

5-year Financial Projections, Break-Even, Business Plans, Business Valuation, Cash Flow Projections, Dashboard, Debt Amortization, Debt Schedule, Debt Service Coverage, Excel, Financial Feasibility, Financial Model, Financial Modeling, Financial Planning, Financial Projections, Financing, Forecasting, KPIs (Key Performance Indicators), Loans, Mergers and Acquisitions Model, Payback Period, Pro-Forma, Profitability Analysis, Revenue Projections, Scenario Analysis, Sensitivity Analysis, Uses and Sources of Funds

Buy a med-spa and underwrite it the way an SBA lender actually will – not the way the broker’s add-back sheet wants you to. This is a lender-ready acquisition model for a single-location medical aesthetics practice, built around the three things that decide a med-spa deal: how much the injectors produce, the recurring membership book you are really paying the multiple for, and the two costs the broker’s sheet quietly leaves out.

The engine most templates skip. Revenue is built bottom-up from the providers – FTE injectors times revenue per provider – plus the recurring membership book (members times annual fee) and skincare retail, each carried at its own gross margin. Gross Profit and SDE fall out of the mix, not a guessed number.

The honesty-killer: a DUAL add-back a broker’s sheet skips. First, under corporate-practice-of-medicine (CPOM) rules a non-physician buyer must contract a medical director – if the seller was an MD, that ~$30-60k/yr line is simply absent from their P&L. Second, the owner is usually the top injector; a non-injector buyer must re-hire that chair. The model deducts a manager, the medical director AND the owner-injector replacement to reach Adjusted EBITDA, and shows the TRUE DSCR (1.23x on the base case) right next to the NAIVE broker-style DSCR (2.17x). The gap is those two hidden add-backs – and it is exactly what separates a financeable med-spa deal from one that gets repriced or declined.

What you get: a Med-Spa Revenue Engine (injector productivity, the membership recurring book with a penetration lever, skincare retail, a support-to-provider ratio); SDE & Valuation (Gross Profit from per-line margins, the medical-director fee, the owner-injector replacement, Adjusted EBITDA and the price at your SDE multiple); a 3-part SBA 7(a) capital stack with a full-standby vs amortizing seller-note toggle; a DSCR & Debt gate with the true DSCR, the naive DSCR, debt yield, the membership-book coverage (~204% of debt service) and a down-case DSCR of 0.83x when the key injector walks; a 5-year P&L, Returns & Exit and a Dashboard with a DSCR bankability grid; a 3-way profile toggle (Balanced / Injectables-Heavy / Membership-Forward); and a 23-page PDF guide.

Honest by design. SDE margin held at a realistic 30% and Adjusted EBITDA at ~14.5% after the dual add-back; single sites priced at a disciplined ~2.5x SDE – the platform roll-up’s 7-12x is NOT sold as your return; no IRR is headlined, because on one small deal it is hostage to the exit multiple. Machine-verified: 62 automated checks across three engines, zero errors. Works in Excel and Google Sheets – no macros. Educational planning tool, not financial, legal, tax or investment advice; CPOM rules vary by state – confirm with healthcare counsel.

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