Looking into buying a run down self serv car wash

[Western Tides Car Wash]

The run down car wash I’m looking at doesn’t have any equipment left behind so I’d be starting over plus what the building might need to be repaired. Wanting information on how figure out revenue budget where to look to gather information? I’m currently working with a business consultant to help with things. Craig

 

[Keno]

Need to talk with local distributors that can do the work and get you the equipment you need, they will get you quotes.

 

[OurTown]

Estimating revenue can be tough even for more experienced operators. Is this a self serve only or is there an in bay automatic involved? (or more than one) There are many more questions that need to be answered to find its potential. The most important question is why is it run down and shut down with no equipment? Is the business consultant experienced in self serve car washes?

 

[Western Tides Car Wash]

Estimating revenue can be tough even for more experienced operators. Is this a self serve only or is there an in bay automatic involved? (or more than one) There are many more questions that need to be answered to find its potential. The most important question is why is it run down and shut down with no equipment? Is the business consultant experienced in self serve car washes?

It’s just self serve 5 inside bays and one outside bay. I don’t know why it was shutdown. Only thing left behind is the boiler for the floor heat. The business consultant has done a few car washes

 

[Blanco]

You should post some pictures of the building. It would give us a better idea of what you're trying to turn around.

 

[Western Tides Car Wash]

 

[washnshine]

Whoever removed all the equipment really wasn’t thinking- you can ask a lot more for a wash that is functioning. Even if things need to be repaired and replaced, you can at least start off in business. This will be totally non functional as a business until you have all the installation done.

 

[OurTown]

It looks like it has been shut down for a while. Definitely not recently. Where do people wash their cars now? Are there any newer washes nearby?

 

[Dan kamsickas]

Couple of questions/observations:

1) It's hard to tell from the pictures but is that a pull in/back out site? That's really not preferred set up as it screws with traffic flow and if the meterboxes are on the "nose" wall of the bay, you're inviting maintenance issues
2) Are there existing vacuum islands with conduit? Is the conduit in good enough shape if you have to pull new cable? In not, you're looking a big $$$ to run power to the vacuums
3) Can you get the site for the value of the dirt? It's safe to assume that all new equipment is going to run you $15K a bay at least. That doesn't include any install, labor, permitting, paying off zoning board members and/or inspectors, or potential utility upgrades.
4) I would assume the boiler is junk. At least that way if it's functional, you get a nice surprise.
5) If this is a northern climate and it's been shut down for some time it's safe to assume plumbing damage, including a good probability that one or more floor heat loops are toast. That ain't a cheap fix.
6) Your "consultant" should be able to find some historical records(permits, past owners, past tax filings, etc) that may give you some perspective on why it's shut. There are three main reasons washes shut down: Bad operator, bad operation, bad location. You may be able to reach out to local distributors/dealers to see what they know of the site.
7) What on the building may need to be fixed? You could be talking hundreds to thousands to 10s of thousands

 

[Western Tides Car Wash]

It looks like it has been shut down for a while. Definitely not recently. Where do people wash their cars now? Are there any newer washes nearby?

I live in a rural area. Yes there is other car washes in town there’s a tunnel wash and another self serve roughly 2 miles away and an automatic about mile from this car wash. The other self serve is attached to a gas station they have 4 bays and the automatic 4 bays is also part of another gas station ran by a store chain. The area this car is in has apartment buildings, restaurants, Walmart, hotels, the interstate and a busy highway.

 

[Western Tides Car Wash]

Couple of questions/observations:

1) It's hard to tell from the pictures but is that a pull in/back out site? That's really not preferred set up as it screws with traffic flow and if the meterboxes are on the "nose" wall of the bay, you're inviting maintenance issues
2) Are there existing vacuum islands with conduit? Is the conduit in good enough shape if you have to pull new cable? In not, you're looking a big $$$ to run power to the vacuums
3) Can you get the site for the value of the dirt? It's safe to assume that all new equipment is going to run you $15K a bay at least. That doesn't include any install, labor, permitting, paying off zoning board members and/or inspectors, or potential utility upgrades.
4) I would assume the boiler is junk. At least that way if it's functional, you get a nice surprise.
5) If this is a northern climate and it's been shut down for some time it's safe to assume plumbing damage, including a good probability that one or more floor heat loops are toast. That ain't a cheap fix.
6) Your "consultant" should be able to find some historical records(permits, past owners, past tax filings, etc) that may give you some perspective on why it's shut. There are three main reasons washes shut down: Bad operator, bad operation, bad location. You may be able to reach out to local distributors/dealers to see what they know of the site.
7) What on the building may need to be fixed? You could be talking hundreds to thousands to 10s of thousands

it’s a drive through doors on other side of building. I believe it’s for a vaccum could be wrong but it looks like there was a vacuum I haven’t been able to find more remains of vaccum stands but I’ve been looking. It would be a lease agreement with option to be mine if I choose to. Yes I’m in northern climates. I am working with a car wash equipment supplier this week they came to look at the building to find out what is needed to get it going, they have already made a rough estimate prior to looking at the building. I have a contractor coming to look at the building to find out what needs to be fixed and what the costs would be.

 

[Dan kamsickas]

it’s a drive through doors on other side of building. I believe it’s for a vaccum could be wrong but it looks like there was a vacuum I haven’t been able to find more remains of vaccum stands but I’ve been looking. It would be a lease agreement with option to be mine if I choose to. Yes I’m in northern climates. I am working with a car wash equipment supplier this week they came to look at the building to find out what is needed to get it going, they have already made a rough estimate prior to looking at the building. I have a contractor coming to look at the building to find out what needs to be fixed and what the costs would be.

Not of fan of leasing a site you're going to have to put over $100k+ into just to get it operational. I'd wouldn't touch it if you don't own the dirt.

 

[Western Tides Car Wash]

Not of fan of leasing a site you're going to have to put over $100k+ into just to get it operational. I'd wouldn't touch it if you don't own the dirt.

It’s a property management company that owns the land. When I talked them that they didn’t want and is more interested in restaurant business they have several other restaurant properties at one time they looked into turning the car wash into office space but said it would cost too much convert the building into offices

 

[Dan kamsickas]

It’s a property management company that owns the land. When I talked them that they didn’t want and is more interested in restaurant business they have several other restaurant properties at one time they looked into turning the car wash into office space but said it would cost too much convert the building into off

All the more reason to walk and look for a better opportunity. They're sitting on a non-revenue producing property that they can't justify putting money into and want someone else to do the hard work. The odds of you taking it without lube is extremely high. Walk.

 

[Western Tides Car Wash]

All the more reason to walk and look for a better opportunity. They're sitting on a non-revenue producing property that they can't justify putting money into and want someone else to do the hard work. The odds of you taking it without lube is extremely high. Walk.

In the same lot is shared with a Mexican Restaurant if you have looked at the picture with the building the restaurant would be to the right from the picture.

 

[Dan kamsickas]

In the same lot is shared with a Mexican Restaurant if you have looked at the picture with the building the restaurant would be to the right from the picture.

That doesn't change my opinion at all. If anything it makes it more solid. They already have an operating business next door. So you invest $100k+, get the wash up and banging. Do you really think they're going to be like, "Hey, we'll just let him keep pocketing that money"? Nope, You're going to be left with zip. Not the first time I've seen it and, sadly, probably won't be the last. There are far, far more ways for you to lose your tail on this than for you to be successful. Keep in mind, I would LOVE to sell you everything you need for the site. People on here can attest to the fact that I'm a rotten, filthy capitalist pig.............but...............I have to sleep at night and give my honest opinion.

 

[Blanco]

Dont even think about this. Im all about rehabbing a shut down wash if it makes sense and if the BONES are good. This is neither. The building is shit and the fact it's a lease is the biggest issue.

What to expect if you do it right at the BARE minimum for new equipment + install:

Self Serve Power Pack - $50K minimum (will increase depending on functions)
Meter Boxes - 20K to 25K with credit cards (bare minimum and can cost up to 10K per bay)
Booms - 10-15K (depending on your functions and how many you need)
Bay Accessories - 2K
Air Dryers - 15K
Change machine - 6K
Vending - 5K to 10K
Vacuums - 18K for 6 standard vacs
Softner - 10K to 15K
Boilers - 25K to 40K Installed for two (floor heat and hot water)
Signage Bays - 5K
Road sign - 10K to 20K
Parking Lot Repairs and Seal Coat - 10K
Electrical - 30K to 50K
Plumbing - 20K to 40K
Hoses and Fitting - 10K

Add those numbers up and then realize you still have not even touched the building plus there is a TON I am forgetting and not even covering installation costs. If you do it the right way you'll be investing close to 400K -600K+ into someone else property. WALK AWAY!

 

[Western Tides Car Wash]

Dont even think about this. Im all about rehabbing a shut down wash if it makes sense and if the BONES are good. This is neither. The building is shit and the fact it's a lease is the biggest issue.

What to expect if you do it right at the BARE minimum for new equipment + install:

Self Serve Power Pack - $50K minimum (will increase depending on functions)
Meter Boxes - 20K to 25K with credit cards (bare minimum and can cost up to 10K per bay)
Booms - 10-15K (depending on your functions and how many you need)
Bay Accessories - 2K
Air Dryers - 15K
Change machine - 6K
Vending - 5K to 10K
Vacuums - 18K for 6 standard vacs
Softner - 10K to 15K
Boilers - 25K to 40K Installed for two (floor heat and hot water)
Signage Bays - 5K
Road sign - 10K to 20K
Parking Lot Repairs and Seal Coat - 10K
Electrical - 30K to 50K
Plumbing - 20K to 40K
Hoses and Fitting - 10K

Add those numbers up and then realize you still have not even touched the building plus there is a TON I am forgetting and not even covering installation costs. If you do it the right way you'll be investing close to 400K -600K+ into someone else property. WALK AWAY!

What if I could buy the property from the property management company? Or would that not change anything

 

[Blanco]

Wouldn’t change anything. Strictly SS bays don’t make much money to justify the investment. It will be ten years or so before you even break even if your lucky. In bay automatics are where the money is at self serve washes. The SS bays just pay the bills.

Even if they gave you the building for FREE. I still wouldn’t put a dollar into it. Your never going to make your money back.

Move on and find something better.

 

[kentadel]

Maybe convert to a storage unit facility?