Buying a Laundromat: How to Evaluate a Laundromat for Sale

More on coin laundry and laundromats: Coin laundry and laundromats — Guides for laundromat customers and owners, from what to bring to starting, buying, and running a store.

As an Amazon Associate I earn from qualifying purchases.

When you buy a laundromat, you are mostly buying its cash flow, its lease, and its equipment. CLA, The Laundry Association, says existing coin laundries are valued mainly on net revenue and usually sell for three to five times net cash flow, with market values ranging from about $50,000 to more than $1 million. Before you make an offer, verify the income, read the lease closely, and check the age of every machine.

Last updated: November 14, 2026.

This guide explains how laundromats are priced, where listings come from, what to check during due diligence, and how buyers usually finance a purchase. If you are still weighing buying against building, start with how to start a laundromat. Our other owner guides are listed on the coin laundry and laundromats page.

Why buy an existing laundromat?

CLA’s step-by-step guide lists the advantages of buying: possibly faster cash flow, infrastructure already in place, and easier financing. It also lists the risks: you may overpay, and you may inherit a bad lease, old equipment, a poor layout, or hidden issues. Building avoids those inherited problems but takes longer, involves permitting delays, and usually costs more up front.

Buying can also avoid some new-construction costs. Gold Coin Laundry Equipment, a distributor, says in its FAQ that a buyer of an existing laundry would not need to pay the impact fees some cities charge new stores to connect to water and sewer systems, though an aging store may need work to meet current code.

How laundromats are valued

CLA’s industry overview says coin laundries normally sell for a multiple of net earnings, usually three to five times net cash flow. Where a store falls in that range depends on these factors, which CLA lists as the main drivers of market value:

Net earnings before debt service, after adjusting for depreciation and other nonstandard items, including owner salary or payroll costs for services
The terms of the lease, especially its length, how often and how much rent rises, expense provisions, and the overall ratio of rent to gross income
The age, condition, and use of the equipment and leasehold improvements, and the physical property, including entrances, street visibility, and parking
Local conditions, including vend prices in the surrounding market
The demographics of the area
Replacement cost and land-use issues

Here is how the multiple works, using example numbers rather than figures from any real listing:

Example net cash flow per year	At 3 times	At 5 times
$40,000	$120,000	$200,000
$75,000	$225,000	$375,000
$120,000	$360,000	$600,000

A store at the high end of the range typically has a long lease, newer machines, and steady demand. A store at the low end may have an expiring lease, worn equipment, or new competition nearby. The multiple only means something if the cash flow figure is real, which is why verification matters so much.

Understand how the seller calculated cash flow

CLA explains that a standard laundromat profit and loss statement shows wash and dry income, plus other income such as vending, dry cleaning, and wash-dry-fold. Interest, depreciation, and nonstandard items such as owner salary usually appear on tax returns but are left out of the standard statement used for valuation. CLA also notes that the resale standard assumes an owner-operator, with no allowance for outside management fees.

In practice, that means the cash flow on a listing may not include paying anyone to manage the store. If you plan to hire a manager or attendants for work the seller did personally, subtract that cost from the cash flow before you apply a multiple.

Where laundromats for sale are listed

CLA says coin laundry listings are usually offered by business brokers, who charge a sales commission of 8 to 10 percent, and that many equipment distributors also act as brokers. It puts the average marketing time for a store sale at 60 to 90 days, depending on price, financing terms, and how many good stores are available. Distributors in your area are a practical place to start, because they often know which stores are for sale before they are advertised and can tell you about the equipment in them.

Due diligence checklist

The SBA’s guide to buying an existing business advises buyers to review the full landscape and not be afraid to ask questions about contracts, leases, existing cash flow, and inventory. For a laundromat, that translates into the checks below.

Financial records

Business tax returns and profit and loss statements for several years
Monthly revenue by machine or by group of machines, if the payment system reports it
Utility bills for water, sewer, gas, and electricity, which show how heavily the machines are actually used and can be compared against reported revenue
Records of vending, wash-dry-fold, and other service income, kept separate from machine income
Payroll records, if the store has attendants

CLA describes machine use in turns per day, meaning how many times each washer is used on an average day, and says the range for washers is generally from three to as high as eight or more. Revenue that implies far more turns than the store’s traffic, hours, and utility use can support is a reason to ask more questions. See how much a laundromat makes for how turns, prices, and machine counts add up.

The lease

CLA says laundromats generally occupy retail space on long-term leases of 10 to 25 years. Read the lease, and any assignment or renewal options, before you agree on price. Check how many years remain, how rent increases, what common area maintenance (CAM) charges you will pay, whether the landlord must approve the sale, and whether the lease gives the store exclusivity in the center. CLA’s step-by-step guide suggests targeting rent at no more than roughly 10 to 25 percent of gross sales. A short lease with no renewal option can make a store worth far less, because a laundromat is very hard to move.

Equipment

List every washer and dryer with its make, model, capacity, and year, then compare the ages against CLA’s useful-life standards: 5 to 8 years for small top-load washers, and 10 to 15 years for front-load washers, dryers, heating systems, and coin changers. Machines near the end of that range will need replacing soon, which is a cost you should plan for or reflect in your offer. Our guide to laundromat equipment costs lists current published prices for replacements.

The building and utilities

CLA’s step-by-step guide lists items to inspect when buying, including HVAC, drainage, and asbestos, and recommends analyzing gas, water, and electrical capacity. Ask a contractor with laundromat experience to look at the water heaters, venting, and drains, and ask the local building department whether any open permits or code issues are on file.

The market

CLA’s white paper on demographic analysis and site selection suggests asking whether existing stores have already captured the market, whether new stores are planned nearby, and what competitors charge. Visit the competing stores. A newer, better-equipped laundromat that opened recently down the street can change a store’s future even if its past numbers look good.

Financing a laundromat purchase

The SBA’s 7(a) loan program can be used for changes of ownership, equipment, and working capital, with loans up to $5 million through participating lenders. Gold Coin notes that the cash down payment for an existing store depends on the price, the availability of outside financing, and whether the seller is willing to hold part of the financing. CLA’s step-by-step guide says 15 to 30 percent of the project cost in liquid capital is typical, and lists the documents lenders usually want: a personal financial statement, credit scores, tax returns, a lease draft, and utility bills.

Plan for closing costs as well. Gold Coin mentions insurance, escrow charges, and utility deposits on top of the down payment, and recommends a cash reserve equal to two to three months of operating costs.

After you buy

Expect a learning period. Gold Coin says new owners spend many hours at first learning the business and the equipment, and fewer hours once they are familiar with it. Keep the store’s routines steady while you learn, and make changes such as price adjustments or equipment upgrades once you understand how customers use the store. Our guide to running a laundromat covers daily operations and monthly costs.

Frequently asked questions

How much does it cost to buy a laundromat?

CLA says coin laundries range in market value from about $50,000 to more than $1 million, and that most sell for three to five times net cash flow. Add closing costs, a working-capital reserve, and money for any equipment that needs replacing.

Is a foreclosed or closed laundromat a good deal?

It can be cheaper, but it is harder to value. A closed store has no current cash flow, so the price rests on the equipment, the build-out, and whether you can get a workable lease. Find out why it closed. If the reason was the location, the lease, or competition, a lower price may not fix it.

Is it better to buy or build a laundromat?

Neither is better in every case. CLA lists faster cash flow and existing infrastructure as advantages of buying, and a custom layout and fresh start as advantages of building. Compare the asking price of a store against the cost to build in a similar location, using our startup cost guide.

Do I need a broker to buy a laundromat?

No, but most listings come through brokers or distributors, according to CLA. Many buyers also hire an attorney to review the purchase agreement and lease, and an accountant to review the financials.

Is buying a laundromat a good investment?

It depends on the store and the price. CLA says coin laundries can generate cash flow from $15,000 to $300,000 a year. For the pros and cons, see is coin laundry a good business.