High-Volume Laundromat — Miami-Dade County
This is a real DealCard generated from a public BizBuySell listing. It shows exactly what you get when you paste a listing into DealQuest — evidence labels, deal signal, red flags, and a diligence checklist. No email required.
A publicly listed BizBuySell laundromat in a densely populated Miami-Dade area. Asking price of $1,250,000 implies a 4.4x SDE multiple on reported $285,000 cash flow and $850,000–$900,000 gross revenue (headline figure inconsistent with description). Card-operated machines and an essential-demand location are strengths; lease terms, equipment age, and owner dependency are the key unknowns before any LOI.
Reasonable fit for an ETA buyer or operator with local services experience. The essential-demand profile and card-operated infrastructure are attractive, but the 4.4x SDE multiple requires clean earnings proof, a favorable lease, and a manageable owner-dependency transition before an LOI is justified.
Analysis based on user-provided listing data and AI inference. External financial verification is not performed.
Every claim in this DealCard is tagged with its evidence status.
Card-operated machines improve transaction visibility and reduce cash-handling risk, making revenue easier to verify via payment exports.
↑PROVIDEDHigh-traffic densely populated Miami-Dade area suggests durable local demand with limited need for active marketing.
↑PROVIDED62-machine setup (30 washers, 32 dryers) is a substantial capacity that supports high throughput and potential wash-and-fold add-on revenue.
↑PROVIDEDRevenue inconsistency: headline states $850,000 gross revenue while the listing description says approximately $900,000 — a $50,000 discrepancy that needs reconciliation before any trust in financials.
⚠CONFLICTReal estate is not included. The lease is the backbone of the valuation thesis — remaining term, renewal options, rent escalators, and assignment rights could collapse the deal or justify a price cut.
~INFERRED4.4x SDE is at the upper bound of laundromat multiples. Without verified P&L, lease terms, and machine condition, paying this multiple carries material downside risk.
~INFERREDWhat are the exact lease terms: remaining duration, renewal options, rent escalators, CAM charges, and assignment clauses?
~INFERREDCan monthly card-system transaction exports be reconciled to bank deposits and tax returns to verify the $285,000 SDE claim?
↑PROVIDEDWhat tasks does the owner personally perform — collections, repairs, attendant management, landlord communication — and what is the post-close replacement plan?
—NOT FOUNDCan the $285,000 SDE be reproduced in normalized earnings after owner compensation, deferred maintenance, and post-close management costs?
The committee will expect primary financial documents — tax returns, bank statements, card-system exports — before any multiple conversation.
What happens to the deal value if the lease reset to market rent on renewal?
A laundromat with no real estate is only as durable as its lease. The committee will model multiple lease scenarios.
Is there documented proof that the reported revenue is not dependent on a narrow set of commercial accounts?
True coin-laundry demand is habitual, not contracted. The buyer needs transaction data to confirm recurring usage patterns.
Revenue figure discrepancy ($850K vs $900K) is a yellow flag on financial reporting quality. This may be a rounding issue or broker template error — but it may also indicate looser bookkeeping. Reconcile immediately.
Real estate exclusion is the highest structural risk. Every dollar of valuation depends on lease transferability, term, and rent stability. A short or non-assignable lease effectively turns this into a medium-term operating bet.
4.4x SDE assumes earnings quality that is not yet verified. If owner add-backs are aggressive, deferred maintenance is significant, or utilities/card-processing fees were underreported, the multiple climbs quickly.
Laundromat machine age is unknown. 30 washers and 32 dryers at end of life represent an immediate capex requirement that should be deducted from enterprise value.
At $1,250,000 asking price and $285,000 reported SDE, the implied multiple is 4.4x SDE — at the upper end of the typical laundromat range (3.0x–4.5x SDE). That multiple is only justified if SDE survives normalization (owner wages, repairs, deferred capex), the lease transfers favorably, and machine replacement needs are minimal. A disciplined buyer should model 3.0x–3.5x as a downside anchor. Real estate is not included, making lease terms the single largest deal-breaker risk.
Request trailing 36-month monthly P&L, bank statements, and tax returns.
Reconcile card-system transaction exports to bank deposits and confirm SDE after utility and repair normalization.
Obtain complete lease: term, renewal options, rent schedule, CAM, assignment rights, exclusivity.
Inspect all 62 machines: brand, model, age, service history, estimated replacement cost.
Request utility bills (water + electricity) for the last 24 months and cross-check against revenue trends.
Clarify revenue inconsistency: $850K headline vs $900K description — ask for the source of each figure.
Define owner weekly task map: who handles collections, repairs, attendant issues, landlord communication.
Confirm insurance, permits, health inspections, and any environmental obligations.
Required: Trailing 3-year P&L and add-back schedule
Only summary financials are available; monthly trend and quality-of-earnings detail are still private.
COMPLETION +20%Required: Lease agreement and renewal terms
Without lease terms, the core valuation risk cannot be modeled.
COMPLETION +10%Required: Machine inventory list with age and condition
Machine capex risk is a direct adjustment to enterprise value.
COMPLETION +8%For educational and analytical purposes only. DealQuest is not investment, legal, tax, or financial advice. This analysis is based on a publicly available listing teaser; all financial claims are seller-reported and unverified. Conduct full due diligence before making any acquisition decision.