1. Reality Check™
See what you've verified, what you're unsure about and what still needs investigating.
REALITY CHECK™$6.97 Get the toolkit
Thinking about buying a laundromat?
Before You Make an Offer, Find Out What You Haven't Verified Yet.
A simple $6.97 Reality Check that shows you what to check, what to ask, what to calculate and what still needs investigating before you buy.
$6.97 USD
START MY REALITY CHECK — $6.97 →Five practical buyer tools • Immediate digital access
REALITY CHECK™What have you verified?
✓ Verified
? Need to investigate
MY INVESTIGATION LIST7 items need attention
The Laundromat Looks Good. But What Are You Missing?
The seller gave you numbers.
You've seen the machines.
You've walked through the building.
Maybe you've even started doing the math.
But there may still be one question sitting in the back of your mind:
What am I missing?
Maybe it's an expense you haven't seen yet. A machine that's closer to replacement than you realized. A utility cost you haven't verified. A repair technician who's hours away. Or revenue you've been told about but haven't yet been able to support.
You don't need to know everything.You need to know what you still don't know.
Why Jess built this
We Didn't Set Out to Own a Laundromat.
In December 2023, Adam and I bought a fourplex with an existing laundromat tenant. The tenant stopped paying rent, eventually left—and left the equipment behind.
What we inherited wasn't a polished business: broken and unreliable machines, poor reviews, inconsistent cleaning, very little useful financial history—and a surprise $5,600 unpaid water bill.
“What you don't know can still cost you money.”
We learned some of these questions after we already owned the laundromat. We built this so you can ask them before you own yours.
— Jess
One Toolkit. Five Practical Buyer Tools.
2. Does the Math Math?™
Put the revenue, expenses, startup costs and unknowns into one simple picture.
3. Deep-Dive™
Investigate the business more thoroughly when you're ready.
4. Seller Conversation Guide
Know what to ask—and what to listen for.
5. On-Site Walkthrough
Take the toolkit with you when you physically inspect a laundromat.
Everything feeds into your MASTER INVESTIGATION LIST.
ASSESS→ CALCULATE→ INVESTIGATE→ ASK→ WALK THROUGH
Start simple. Go deeper only when you need to.
Real lesson 1 — The $5,600 water bill
AN UNKNOWN EXPENSE ISN'T $0.
Water / Sewer$9,000RepairsUNKNOWNCleaning$3,600InsuranceUNKNOWN
Don't make the numbers work by filling your unknowns with zeros.
Real lesson 2 — The near-$10,000 dryer mistake
A Machine Fitting in Your Budget Doesn't Mean It Fits in Your Laundromat.
We nearly purchased approximately $10,000 of additional dryers before realizing the machines would not physically work in the intended space.
machine + delivery + installation + electrical + plumbing + gas / venting + payment systems + building modifications + downtime = TRUE INSTALLED COST
You Can Find Free Laundromat Checklists Online.
You absolutely can. And if all you need is another list of things to check, use one.
The Laundromat Reality Check™ is designed to help you actually work through a potential purchase:
Assess it.
Run the numbers.
Identify the unknowns.
Ask better questions.
Walk the property.
Keep track of what still needs investigating.
That's the difference.
Before
“It looks pretty good, but I'm not really sure what I'm supposed to be checking.”
After
“I know what I've verified, what I haven't and what I need to investigate next.”
The Laundromat Reality Check™ does not tell you whether to buy a laundromat. It helps you make fewer assumptions and ask better questions before you make that decision.
Before You Make the Offer, Run the Reality Check.
- The Laundromat Reality Check™
- Does the Math Math?™ Calculator
- Deep-Dive™
- Seller Conversation Guide
- On-Site Walkthrough
- Master Investigation List
$6.97 USD
No subscription. No course to sit through. Immediate digital access.
START MY REALITY CHECK — $6.97 →Questions Buyers Ask
What should I check before buying a laundromat?
Investigate revenue and how it's tracked, operating expenses, utilities, equipment condition, repair history, lease or property obligations, competition, customer demand, building infrastructure and the amount of owner involvement required. The Laundromat Reality Check™ organizes these areas into a guided process.
How do I verify a laundromat's income?
Start by understanding exactly how the business collects and tracks revenue. Supporting information may include financial statements, tax records, bank/deposit information, cash or coin collection records and card/payment-system reports. The key is distinguishing between what has been stated and what information supports the assumptions you're using.
What questions should I ask the seller?
Useful questions include why the owner is selling, how revenue is tracked, what the largest expenses are, which machines cause the most problems, who performs repairs, what equipment may need replacement and what the owner actually does each week. The Seller Conversation Guide includes follow-ups and space for notes.
Is this just a downloadable checklist?
No. You don't just read it. The toolkit helps you assess the laundromat, run the numbers, identify the unknowns, ask better questions, walk the property and keep track of what still needs investigating in one Master Investigation List.
Will this tell me whether I should buy the laundromat?
No. The Laundromat Reality Check™ does not tell you whether to buy a laundromat. It helps you make fewer assumptions and ask better questions before you make that decision.
Before You Make an Offer, Find Out What You Haven't Verified Yet.
Know what you've verified, what you haven't and what to investigate next.
$6.97 USD
START MY REALITY CHECK →Reality Check™$6.97START →