| Name | Type | Address | City | Rating | Reviews | Phone | For Sale |
|---|
For-Sale Listings (27 tracked, sorted by distance from 92672)
The main list. Curated from BizQuest, BizBuySell, LoopNet, BizBen, LaundromatForSale.com, BusinessesForSale.com, Craigslist, FB Marketplace + Groups, and the 24-agent workflow sweep. For the full inventory of every operating laundromat, click All Laundromats.
Facebook Groups to join (login required)
- Laundromats For Sale US — purpose-built for this exact use case
- The Laundromat / WashBizHub — most active general community
- Laundromat Owners — peer network, occasional sale posts
- Laundromat Owners Forum — Ideas For Success
- FB Marketplace San Diego — laundromat search
- FB Marketplace LA/OC — laundromat search
Opportunity Finder — off-market drive-by candidates
Pure laundromats in your commute corridor (South OC + Oceanside) with weak signals: low review count, low rating, or both. These are tired or underbranded mats — owners may be more open to an unsolicited offer. Drive past at peak hours (Sun 11am-3pm, weekday evening 6-9pm) to read the actual condition.
Greenfield Site Analysis — where to open a new spot
Population-per-laundromat ratio across South OC + Oceanside. Higher ratio = potentially underserved market. Caveat: raw pop/mat doesn't account for renter %, household size, or income — affluent owner-occupied cities (Laguna Beach, Newport) skew "underserved" but have low laundromat demand. Mark those mentally as low-signal. Real-renter-density layer is a future improvement.
Business Plan & SBA Financing — built by 24-agent workflow, SBA numbers adversarially verified
Full SBA-lender-ready business plan + financing package. Financials are an illustrative base case until a seller's real returns arrive. Full docs: BUSINESS_PLAN.md · SBA_FINANCING_PACKAGE.md · PATH_TO_30K.md
10-yr fully amortized, no prepay penalty
WSJ Prime 6.75% + ~2.5% = 9.25% note rate
DSCR target ≥1.25x global
Guaranty fee ~3% of guaranteed portion
2. Pull 3 yrs personal tax returns
3. Call Live Oak for pre-qual ceiling
4. Fill David Choi's form for the Speed Queen financials
Illustrative 3-Year Projection — $525K purchase, $478K 7(a) loan, base case
| Line | Year 1 | Year 2 | Year 3 |
|---|---|---|---|
| Total revenue | $264,000 | $298,000 | $324,200 |
| Operating expenses | $163,000 | $185,300 | $205,300 |
| NOI | $101,000 | $112,700 | $118,900 |
| Debt service (10yr @ 9.25%) | $73,600 | $73,600 | $73,600 |
| Owner cash flow (pre-tax) | $27,400 | $39,100 | $45,300 |
| Business-only DSCR | 1.37x | 1.53x | 1.62x |
🧮 Reverse Deal Calculator — enter an asking price, see what the deal requires
Works backward from the list price using current SBA terms: what NOI and revenue the price implies, your down payment, the monthly loan payment, whether it covers debt (DSCR), and cash to close. Adjust the assumptions to pressure-test.
Seller Call Script — follow top to bottom on the call
Pick the listing you're calling from the dropdown — it auto-fills what we already know and logs this call under that listing. Then work down the questions. Everything autosaves. The Fair Value box updates live so you'll know on the call if the price is reasonable. Don't commit to a price on the call.
📁 Logged calls (0)
▶ How to open the call (say this first)
You're a couple looking to buy a laundromat to run yourselves. Keep it short and human. You're just calling to learn about theirs, not to pitch. This call works best in your real voice (Aaron or his wife), since sellers give the business to people they trust.
"Hi, is this [their name]? Hi, I'm [your name]. My wife and I are looking to buy a laundromat here in the area, something we can own and run ourselves, and yours in [city] caught our eye. I'd love to learn a little more about it. Is now an okay time?"
If Aaron's wife is the one calling, flip it: "My husband and I are looking to buy a laundromat to run ourselves..."
What they might say, and how you answer:
- 💬 "Are you an agent or a broker?"
"No, nothing like that. It's just us, my wife and I, looking to buy one to run ourselves. No brokers, no commission on your side." - 💬 "How did you find me / get my number?"
"Your listing on [source]. It looked like a great fit for what we're after." - 💬 "Are you actually serious / qualified?"
"Yeah. We're lining up SBA financing now and can move quickly once we've seen the numbers. That's really why I'm calling, to see if it's a fit for both sides." - 💬 "What's your budget? What would you offer?"
"Honestly, too early to say. We'd want to see the real numbers first so anything we offer is fair to you. Once we've seen the financials we can talk price quickly." - 💬 "I can't share financials." / "Send me something first."
"Totally understand, it's sensitive. We're happy to sign an NDA. You can send yours over, or we'll send ours. Once that's in place you can send the numbers and we'll review fast."
Then get them talking (this is where you win the deal):
- "How did you get into the laundromat business?"
- "What are you most proud of about this place?"
- "What's making you think about selling now?"
Let them talk about 70% of the time. Don't name a price on this call. Be warm, don't over-promise.
📵 If it goes to voicemail: "Hi [name], this is [your name]. My wife and I are looking to buy a laundromat in the area to run ourselves, and yours in [city] caught our eye. We'd love to learn more. Could you call us back at [your number]? Thank you."
▶ The ask: NDA + financials (once they're interested)
Once they're warmed up and it sounds like a fit, say it like this:
"This sounds like it could be a great fit. We're a serious buyer, we're lining up our SBA financing now, and we move quickly. Could you send over an NDA for us to sign, and then the financials so we can review? If it's easier, we're happy to send our own NDA over. Once we have the numbers we can move fast."
Then request these (this is the full package):
- Last 3 years of tax returns (the one that matters most)
- Trailing 12-month profit & loss (P&L)
- 12 months of utility bills (water, gas, electric — biggest cost, hardest to fake)
- Current lease + any amendments (years left, rent, options, can it transfer)
- Equipment list — make/model/age of every washer & dryer, plus water heater/boiler age
- Coin collection logs or card-processor statements (the truest proof of revenue)
- Wash-and-fold / vending / ATM income breakdown
📌 NDA notes: brokers almost always require an NDA before sending financials — ask them to send theirs. Owner-direct sellers may not have one; offer to sign one (it builds trust). Aaron signs the NDA (he's the buyer), not Dana. Use the ✉️ Copy doc-request email button to send the written follow-up right after the call.
⚙ Google Sheet connection
/exec) so "Log to Google Sheet" sends each call to the shared sheet under assistant@lieberfilms.com. One-time setup steps are in research/laundromats/google-sheet-apps-script.gs.