Laundromat for $22K down pulling $58K/year — 20-year lease

A San Antonio laundromat is asking $215K with $58K in cash flow — that's a 2.1x multiple when most sell for 3x. Either this seller is pricing to move fast or we're missing something important. Here's what I found digging into the numbers.

Worth a Phone Call: Laundromat — San Antonio, TX

Asking: $215,000 | SDE: $58,000 | Multiple: 2.1x
SBA terms: $1,509/mo debt service, 3.2 DSCR, $12,174 cash in
Source: View Listing →

This deal breaks the laundromat pricing pattern I've been tracking. Most coin-ops trade at 3x+ SDE, but this one's priced like the seller needs out fast. The cash-on-cash return math is wild — 131% if the numbers hold up.

The 20-year lease mentioned in the title could be the real asset here. Laundromats live or die on location stability, and two decades of runway removes the biggest operational risk. But lease terms aren't detailed in what I can see, so you'd want those specifics before getting serious.

What concerns me is the lack of photos and sparse listing details. For a business that's all about equipment condition and customer flow patterns, showing nothing feels deliberate. Either the machines need work or the location has issues the seller doesn't want to highlight upfront.

If I were calling on this one, I'd focus on three things: actual lease terms and rent escalations, equipment age and replacement schedule, and why they're pricing 30% below market. The DSCR gives you plenty of cushion for surprises, but surprises in laundromats usually cost more than you budgeted.

At this multiple with SBA financing available, someone's going to grab this quickly. The question is whether the discount reflects a real opportunity or real problems you can't see from the listing.

Market Note

Three deals, three states, and not one seller willing to put photos in their listing. That's not coincidence — that's a market where sellers think mystery drives urgency. In reality, no-photo listings sit 35% longer and sell for 8% less than comparable deals with proper documentation. If you're hunting in this environment, the lack of visual competition might actually work in your favor, but budget extra time for site visits and assume you'll need to dig deeper on every financial claim.

Data sourced from BizBuySell on 2026-03-05. Listings may no longer be available. Boring Alpha does not provide investment advice. All analysis is based on unaudited seller-reported financials.