Three Texas Laundromats Under $600K — One at 2.75x SDE

Houston and San Antonio deals with strong cash flow multiples and seller financing options.

Deal Spotlight: Houston Laundromat Franchise — Houston, TX

Asking Price: $599,000 Annual SDE: $217,900 SDE Multiple: 2.75x (sector average: 3.0x) Source: View Listing →

The Numbers

• Debt Service (SBA 7a, 10% down): $7,426/month
• DSCR: 2.45 — Strong
• Cash-on-Cash Return (Year 1): 97.3%
• Total Cash Required: $59,900 (down payment + closing + 3mo working capital)

The Alpha

This 3,000 square foot Houston facility trades at a 2.75x SDE multiple — below the 3.0x sector average — while generating $217,900 in seller's discretionary earnings. The franchise structure provides ongoing corporate support and training, which reduces operational risk for buyers new to the laundromat business.

Multiple revenue streams beyond basic wash-and-dry include fold services, coin changing, and vending. This diversification typically stabilizes cash flow compared to coin-op only operations. The seller markets this as "semi-passive," which in laundromat terms usually means attendant-managed with owner oversight rather than daily hands-on operation.

The Risk

This listing raises several red flags. Zero photos are provided for a $599,000 deal, and the franchise brand name isn't disclosed. The 97.3% cash-on-cash return appears optimistic without seeing actual expense breakdowns — laundromats typically carry significant utility, maintenance, and lease costs that could compress returns.

The franchise structure means ongoing royalties and fees that aren't detailed in the listing. You're not buying an independent business but rather the right to operate under corporate guidelines with associated obligations.

Deal Spotlight: San Antonio Laundromat — San Antonio, TX

Asking Price: $215,000 Annual Revenue: $121,736 SDE: $58,000 SDE Multiple: 3.71x (sector average: 3.0x) Source: View Listing →

The Numbers

• Debt Service (SBA 7a, 10% down): $2,665/month
• DSCR: 1.81 — Strong
• Cash-on-Cash Return (Year 1): 61.3%
• Total Cash Required: $21,500 (down payment + closing + 3mo working capital)

The Alpha

Seventy-five Speed Queen machines installed in 2017 generate $121,736 in revenue with $58,000 SDE. The seller claims original equipment cost was $304,000, making the $215,000 asking price attractive if the machines remain in good condition after seven years of commercial use.

The 20-year lease structure at $2,235/month ($26,820 annually) provides stability — a 5-year base term with three 5-year extensions. An underutilized wash-and-fold service presents upside potential for an operator willing to market and staff it properly.

The Risk

The listing contains data inconsistencies that raise verification concerns. The seller states equipment is "9 years old" but installation date shows April 2017 (actually 7 years). More concerning, no photos are provided despite equipment and facility condition being critical to valuation.

Seven-year-old commercial laundry equipment may require significant maintenance or replacement soon. Speed Queen machines are durable but intensive commercial use takes its toll. The SDE calculation isn't broken down, so actual operating expenses beyond the stated rent remain unclear.

Deal Spotlight: Houston Auto Customization Shop — Houston, TX

Asking Price: $1,400,000 SDE: $375,000 SDE Multiple: 3.73x (sector average: 3.75x) Source: View Listing →

The Numbers

• Debt Service (SBA 7a, 10% down): $17,356/month
• DSCR: 1.8 — Strong
• Cash-on-Cash Return (Year 1): 60.5%
• Total Cash Required: $140,000 (down payment + closing + 3mo working capital)

The Alpha

This Houston auto customization shop combines high-margin services — wraps, paint protection film, tinting, and collision work — with strong digital presence (28,000+ Instagram followers, 4.9 Google rating). The visual nature of the work creates natural marketing content that drives customer acquisition.

Fifteen-person staff structure with twelve contractors suggests variable cost flexibility during slower periods. The seller offers financing and three months of training, reducing transition risk for buyers unfamiliar with automotive customization operations.

The Risk

Critical data discrepancy: the original listing data showed SDE matching the asking price ($1.4M), but the actual page shows $375,000 cash flow — a major verification red flag that suggests unreliable financial reporting.

Heavy contractor reliance (80% of staff) creates operational complexity around scheduling, quality control, and customer service consistency. The leased facility at $5,300/month adds ongoing obligation, and no photos are provided despite this being a visual business where facility appearance matters for high-end clientele.

Market Note

Market Note

Texas laundromats are showing unusual pricing patterns — two Houston-area deals at opposite ends of the spectrum with a San Antonio asset priced 25% below typical sector multiples. The franchise operation claims 97% cash-on-cash returns while the independent San Antonio location sits at 3.7x SDE (above the 3.0x sector average), suggesting either significant market fragmentation or data quality issues that buyers should verify before moving forward.

Data sourced from BizBuySell on 2026-03-03. Listings may no longer be available. Boring Alpha does not provide investment advice. All analysis is based on unaudited seller-reported financials.