Laundromat
You can’t verify the seller’s revenue. The water bill can.
A wash cycle uses a knowable amount of water, which makes the utility bill the closest thing to an audited revenue record this business has. Start there.
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Cash flow model · laundromat business plan · red-flag checklist
- Water & sewer$2,480
- Natural gas (hot water & dryers)$1,910
- Electric$1,240
- Utilities subtotal$5,630
Every number in that listing is the seller’s version of it.
- “Semi-absentee” is doing a lot of work in that listing, and you’ve started to notice.
- You’ve counted the machines. Nobody’s told you how many turns a day they’d need to make the number true.
- The lease runs out before the loan would.
- Half of it is cash. The seller says you’ll see it once you own it.
Three moves, in this order.
1. Pull the water bills. Twelve to twenty-four months, from the utility — not the seller.
2. Build the revenue from the machines up — turns per day, machine by machine, plus wash-dry-fold and vending. Then utilities, rent and labor come off.
3. Check what’s left against the loan. Debt coverage, break-even and twelve months of cash flow — so you know if the payment survives a slow month.
You end up with a number you built yourself, and a short list of things the seller has to explain.
The laundromat business plan, and the model underneath it.
Acquisition Toolkit — three files
| File | What it does |
|---|---|
Laundromat Cash Flow Template .xlsx | Revenue built from the machines up, utilities line by line, then twelve months against the loan — break-even and debt coverage included. |
Laundromat Business Plan Scaffold .docx | Fourteen numbered sections, each prompting you for what belongs in it. |
Laundromat Acquisition Red-Flag Checklist Guide | Seven sections of what to verify yourself — and the signals worth walking away from. |
Lender Package — those three, plus three more.
| File | What it does |
|---|---|
Laundromat Personal Financial Statement .xlsx | What you own, what you owe, and what’s liquid — the picture of you a lender asks for. |
Laundromat Lender Resume Template .docx | Your experience, written for whoever decides on the loan. |
Laundromat Loan Document Checklist Guide | Six sections of what a lender asks for — including round two. |
Spreadsheets open in Excel, Numbers or Sheets. Your numbers stay on your computer — nothing uploads.
No hype. No loan promises.
This won’t get you approved and won’t tell you whether to buy. It helps you build the number yourself, while walking away is free.
It’s built for buying a laundromat that already exists. Starting one from scratch, there’s no seller’s number to test yet — this is the wrong tool.
We’re not lenders, brokers, attorneys or accountants. Where a question needs one, the files say so.