Laundromat Life: Revenue Insights and Evaluating Offers

April 11, 2025 by Mark Ferguson

Hey everyone, Mark Ferguson here. Running businesses like my laundromat and car wash offers a fantastic, real-world education in investing – it’s not just about the numbers on paper, but the day-to-day realities. This week’s check-in highlighted a few key areas investors should always keep in mind.

Video: Another Offer on the Small Laundromat?

Revenue: More Than Just Quarters

Collecting the money is always satisfying, but the revenue story this week was mixed. Both the car wash and the washers saw a dip. It got me thinking about customer behavior – are more people using the cheaper, older top-load machines instead of the pricier front-loaders? That’s something to track, as pricing strategy directly impacts the bottom line.

For those considering a laundromat, the potential returns can be attractive. Typical profit margins can range from 20-35%, with average unleveraged returns potentially hitting 20-30% or even higher – significantly outpacing many other investment types. Monthly revenues can vary widely based on size and location, often falling between $5,000 and $25,000+, though some sources note annual revenues potentially reaching $200k-$500k for larger operations.

While my week saw a dip, the overall potential is still strong, reinforcing why I like these types of assets. But remember, achieving those returns depends heavily on buying right and managing effectively.

Commercial Property Purchase and the $100M Mission

The Maintenance Grind: Protecting Your Investment

Passive income doesn’t mean zero work. This week was a prime example: the place needed a good cleaning, the car wash wand was broken, the vacuum nozzle vanished again, and I had to fix a machine glitch and clear lint traps. It’s constant.

Maintenance isn’t just fixing things; it’s protecting your investment and ensuring consistent operation.

Deferred maintenance kills profitability. Typical ongoing maintenance and repair costs can run anywhere from a few hundred to potentially $1,500-$2,000 a month, depending on the age and condition of your equipment. Add significant utility costs (water, gas, electric can easily be $2,000-$6,000+ monthly) and potential lease payments ($2,000-$10,000/month is common), and you see how crucial efficient operation is.

Investing in newer, energy-efficient machines might have a higher upfront cost but can pay off in lower utility and repair bills down the line – a key trend in the industry.

The Pros and Cons of Owning a Laundromat

Evaluating Offers: Looking Beyond the Price Tag

The property housing these businesses is on the market, and I received another offer. It wasn’t compelling, so I countered and am waiting to hear back. This highlights a critical skill for investors: analyzing deals.

When looking at a commercial property offer, especially one with an operating business, experienced investors dive deep into the financials. Key metrics include:

• Net Operating Income (NOI): This is your gross income minus operating expenses (before debt service and taxes). It’s fundamental to understanding the property’s profitability. Laundromat valuations are often based on a multiple (like 3.5x to 5x) of the NOI.
• Capitalization Rate (Cap Rate): Calculated as NOI divided by the property’s purchase price. It gives you a snapshot of the potential unleveraged return. A higher cap rate often means higher potential return, but possibly higher risk.
• Cash Flow & Cash-on-Cash Return: What money is actually left after paying all expenses, including the mortgage? Cash-on-cash return measures this net cash flow against the actual cash you invested.
• Market Analysis: Is the location strong? What are the local demographic trends? Are comparable properties selling for similar prices (Sales Comparison Approach)?

You can’t just accept the first offer that comes along. You need to understand the property’s true value and potential based on solid analysis.

Understanding Cash Flow in Real Estate

Staying Competitive

My observation about washer usage ties into broader industry trends. Laundromats are evolving. Successful operators are adding value through wash-and-fold services, pickup/delivery options, and adopting modern payment systems (cards, apps) that not only offer convenience but provide valuable usage data. Subscription models are even emerging. Embracing technology and focusing on the customer experience is key to staying competitive.

Running these businesses provides invaluable lessons and contributes to the bigger picture. If you find this journey interesting and want to see how it all fits into building significant wealth through real estate and businesses, join me on the $100M Mission! Follow along, learn from my experiences (the good and the bad!), and get inspired to set your own ambitious financial goals.

Let me know what you think!