P
    PassiveMats
    Investment Analysis Tool

    Laundromat Deal Analyzer

    Get instant insights from a listing, or run a complete due diligence analysis

    Quick Listing Analysis

    Enter the basics from a listing to get instant insights

    Required

    Gross monthly income claimed

    Including CAM/NNN if stated

    Optional (if available)

    Enter Listing Details

    Fill out the required fields to get an instant assessment

    How the Deal Analyzer Works

    Our Deal Analyzer uses proven financial metrics and industry benchmarks to score laundromat investments. We analyze five key categories that determine investment quality:

    • Financial
      Revenue multiples, cash-on-cash return, DSCR
    • Location
      Demographics, competition, market strength
    • Equipment
      Age, condition, replacement timeline
    • Lease
      Terms, rent ratio, renewal options
    • Operations
      Revenue verification, management complexity

    What Makes a Good Deal

    Grade A Deals

    Below-market pricing, strong demographics, modern equipment, favorable lease terms. Typically 15%+ cash-on-cash return with verified revenue.

    Grade B-C Deals

    Fair market value, acceptable demographics, some equipment updates needed. 10-15% returns with manageable risks.

    Grade D-F deals

    Overpriced, poor location, old equipment, or unfavorable lease terms. High risk with returns below 10%.

    Scoring Methodology

    Financial Metrics (30%)

    • \u2022 Revenue multiple vs. market (2.5-4x typical)
    • \u2022 Cash-on-cash return target (12%+)
    • \u2022 Debt service coverage ratio (1.25x+)
    • \u2022 Cap rate vs. local market

    Location Strength (25%)

    • \u2022 Population density (3k+ ideal)
    • \u2022 Renter percentage (60%+ strong)
    • \u2022 Median income ($30k-$80k sweet spot)
    • \u2022 Competition density analysis

    Equipment & Lease (25%)

    • \u2022 Equipment age (under 10 years preferred)
    • \u2022 Lease years remaining (5+ ideal)
    • \u2022 Rent-to-revenue ratio (under 15%)
    • \u2022 Renewal options and terms

    Revenue Quality (20%)

    • \u2022 Revenue verification strength
    • \u2022 Seasonal consistency patterns
    • \u2022 Growth trends and stability
    • \u2022 Mix of services (WDF, etc.)

    Red Flag Detection

    • \u2022 Unrealistic revenue claims
    • \u2022 Rent spikes or lease issues
    • \u2022 Deferred maintenance signals
    • \u2022 Market oversaturation
    • \u2022 Seller motivation concerns
    • \u2022 Equipment replacement needs

    Example Analysis

    $350K Chicago Laundromat

    Key Metrics

    • \u2022 Monthly Revenue: $14,500
    • \u2022 Annual NOI: $96,000
    • \u2022 Down Payment: $70,000 (20%)
    • \u2022 Monthly Rent: $1,800
    • \u2022 Equipment Age: 6 years

    Analysis Results

    • Revenue Multiple:
      2.0x (Excellent)
    • Cash-on-Cash:
      18.4% (Strong)
    • Rent Ratio:
      12.4% (Good)
    • Overall Grade:
      A- Deal

    Frequently Asked Questions

    What's the difference between Quick and Deep Analysis?

    Quick Analysis gives you an instant grade based on basic financials from a listing. Deep Analysis includes detailed cash flow projections, financing scenarios, and comprehensive risk assessment.

    How accurate are the valuations?

    Our analyzer uses current market data and industry benchmarks, but every deal has unique factors. Use this as a screening tool, then conduct thorough due diligence on promising opportunities.

    Should I trust seller-provided financial data?

    Never. Always verify revenue through utility bills, coin collection records, credit card processing statements, and bank deposits. Our analyzer flags revenue verification strength to help you assess data quality.

    What if a deal gets a low grade but I like the location?

    Low grades often reflect overpricing or operational issues that can be negotiated. Use the detailed breakdown to identify specific problems and structure offers accordingly.