When Jack Patel and I first started investing in real estate, laundromats weren’t even on our radar. We’ve spent years helping clients build wealth through multifamily properties, and our focus was always on apartments, commercial buildings, and value-add real estate. But one day, while scanning listings for a client, I came across something unexpected — a standalone 2,000-square-foot building for sale that came with a laundromat business.
At first, it was just another listing. But the more I looked, the more interesting it became. The property had fallen out of escrow, it had its own parking lots on both sides, and best of all — we could buy not just the real estate, but the operating business. I sent Jack a quick text:
“What do you know about laundromats?”
His reply was instant:
“They make money. Let’s go get it.”
Within 10 minutes, we agreed to partner. Within 48 hours, we were in escrow.
Related: Buy a Business with $0 Down? SBA Secrets Revealed
Why We Bought It
We didn’t buy this laundromat because we were experts — far from it. We bought it because we knew the real estate was solid. In Southern California, real estate is the foundation of wealth, and when you can own both the building and the business, that’s an opportunity worth exploring.
The laundromat had been shut down for more than a year. The previous operator likely realized how much work was needed to rebuild the business. When we stepped inside for the first time, the machines looked salvageable — about 78 pieces of equipment in total — and we thought, maybe we can fix these up and be open in a few months.
That optimism didn’t last long.
After bringing in several laundry equipment vendors, we learned the hard truth: most of the machines were 20 years old and unsalvageable. The repair costs alone would rival the price of new equipment. On top of that, we discovered corroded sewer lines that had to be completely replaced. The deeper we got, the bigger the project became.
Rebuilding from the Ground Up
We quickly realized we weren’t just reopening a laundromat — we were rebuilding one from scratch.
Here’s what we’ve learned in our first month:
- Infrastructure is everything. The sewer and water lines are the lifeblood of this business. Ours were damaged, and replacing them wasn’t optional. If you’re considering buying a laundromat, inspect these lines before closing escrow.
- Old boilers are money pits. Ours looked like it belonged in a 1970s submarine. We’ve since learned that modern laundromats use high-efficiency tankless water heaters that are cheaper to run and easier to maintain.
- Coinless is the future. Forget the quarters. The modern laundromat runs on digital payment systems. It’s safer, cleaner, and easier to manage — and that’s exactly the model we’re building.
- Equipment costs more than you think. Commercial-grade washers and dryers are shockingly expensive. Quotes we’ve received range between $500,000 and $600,000. Thankfully, there’s financing available through industry vendors who understand laundromat operations.
Despite the unexpected costs, we still see tremendous potential. The building itself is a home run. The business — if done right — could provide consistent, recession-proof income. People will always need to wash their clothes.
What We’ve Learned from Others
One thing we’ve noticed since buying this place is how many people tell us, “I’ve always wanted to own a laundromat.” Dozens of friends reached out after we closed escrow saying they’d love to invest in one too.
We’ve also learned that about 90% of laundromat owners are mom-and-pop operators. Walk into most laundromats around Long Beach, and you’ll see what we mean — old machines, dated interiors, dim lighting, and that distinct “coin laundry” vibe straight out of the 1980s.
That’s where we see opportunity.
We’re designing ours to feel bright, safe, and welcoming — the kind of place where families feel comfortable staying while their laundry runs. We’re even exploring a small play area for kids and a “fluff-and-fold” drop-off service.
Our goal isn’t just to open another laundromat; it’s to create a modern, 2025-style community laundry space — clean, secure, and built for convenience.
Exit Strategies and the Long Game
We’re investors at heart, so from day one, we’ve thought about exit strategies. If we execute well, we have several options:
- Sell the property and business together. A turnkey laundromat with brand-new equipment can command a strong premium.
- Lease out the business. We could operate as landlords and let someone else run the day-to-day operations.
- Expand services. Adding wash-and-fold or commercial laundry contracts could create new income streams.
But the best-case scenario? Build something successful, replicate it, and expand. We’ve already started looking at other potential sites — even out of state — to see where we can grow next.
Faith, Risk, and the Road Ahead
Neither Jack nor I came into this as laundromat experts. We came in as entrepreneurs with faith in our ability to figure things out. That’s what investing is — taking calculated risks, learning as you go, and believing that your hard work will create value.
This deal had no traditional financing. The seller wanted cash, and we front-loaded the renovation costs ourselves. It’s risky, but that’s what makes it exciting. Every time we stop by, we find something new — new repairs, new ideas, and yes, new challenges.
We’re not naïve about the work ahead. The ceilings need redoing, we’re debating whether to expose the rafters for an industrial look, and the permit process is ongoing. But every week, the vision becomes clearer.
By the end of this year, we plan to open our doors and host a grand opening for the community. We want this laundromat to be more than a place to wash clothes — we want it to be a small business that brings value to the neighborhood.
Lessons for Aspiring Investors
If you’ve ever thought about owning a laundromat, here’s what we’d tell you:
- Start small. You don’t have to buy the building. Many successful owners begin by taking over an existing lease and gradually upgrading the equipment.
- Do your homework. Check sewer lines, electrical capacity, and machine age before buying.
- Explore financing. SBA loans and vendor programs can make ownership more attainable.
- Talk to others. The laundromat industry is surprisingly tight-knit. Most vendors and distributors are eager to help newcomers.
Above all, don’t wait until you know everything. We certainly didn’t — and we’re learning fast.
Related: How Dirty Soil Can Kill Your Deal! Phase 1 Environmental Explained
What’s Next
As we continue renovating, we’ll share updates, lessons, and real numbers from the process. If you’re a property owner, business investor, or someone who inherited a laundromat you don’t want to manage, reach out. We’re open to partnerships, purchases, and sharing what we learn.
Because at the end of the day, this journey isn’t just about washers and dryers — it’s about growth, risk, and building something real from the ground up.
Want to talk strategy about laundromats, multifamily, or commercial real estate? Let’s connect here:
