Buying existing car wash questions

[Rodj13]

I'm still stuck on the fact that it's a 3 bay self-serve and he wants $600k? I get that the dirt might be worth more than I am accustomed to, but the dirt the dirt doesn't generate any monthly income. This would need to be one of the busiest 3 bay self serves I've ever seen.

It gets pretty busy but nothing crazy or out of the ordinary. It’s off the corner of a real busy street/highway but that’s about it. How would I even go about seeing what its actually worth without dropping money on an appraisal? I have p/l statements but that doesn’t do much help.

 

[CleanMachine]

Bank statements showing deposits and expenses. Tax returns.