Secure Your Legacy
Through Direct Acquisition

Let's talk
How I Structure Deals
Let's talk
How I Structure Deals

No Brokers. No Public Listing.

If you own a coin-operated or card-based laundromat and you’re thinking about selling, I’d like to hear about it. Direct acquisition, flexible deal structures, and 100% confidentiality from the first conversation.
Tell Me About Your Laundromat

WHAT I LOOK FOR IN
A LAUNDROMAT ACQUISITION

Not every laundromat is the right fit and I will tell you honestly if yours isn’t. Here is what I look for.

Consistent cash flow

Two to three years of operating history with verifiable revenue. I work with sellers who have tax returns and bank statements that tell a coherent story. Seller’s discretionary earnings are the number I build from.

Established location

A laundromat that has served the same neighborhood for years has something that can’t be manufactured: trust. Foot traffic patterns, proximity to residential density, and lease terms all matter. A long lease with renewal options is a strong positive signal.

Coin-operated or card-based equipment

Both work. I look at the age of the machines, maintenance history, and whether the equipment has been updated in the last several years. I factor replacement costs into my offer rather than using them as a renegotiation tool after due diligence.

Absentee or semi-absentee operations

A laundromat that runs without the owner present 60 hours a week is a better acquisition than one that depends entirely on the owner’s daily involvement. If yours requires some transition support, we can build that into the deal structure.

Stable utility costs

Water, gas, and electricity are the major expense variables in any laundromat business. I look at utility history carefully and factor it into my valuation. Unexplained spikes are worth discussing, not hiding.
*If your laundromat doesn’t check every box, tell me about it anyway. Context matters and some situations are more workable than they look on paper.

THE WAYS WE CAN
STRUCTURE A DEAL

There is no single right structure. I build a deal around what works for a win-win solution.

[01] Seller Financing

[02] Earn-Out

[03] Hybrid Structures

WHY CREATIVE FINANCING IS THE SUPERIOR EXIT

A standard cash sale is rarely the best path for an owner-operator. It triggers a massive tax event that eats into your proceeds immediately, and it leaves you with the burden of reinvesting capital into a volatile market.

My preferred model is seller financing. It is designed to change your financial trajectory.

  • Eliminate the tax sting. By spreading the sale over time, you can utilize installment sale treatment to manage your tax exposure.

  • Create a high-yield annuity. Instead of chasing new investments, you receive a secured, consistent monthly check that mimics the cash flow you have always enjoyed, but without the day-to-day headache of repairs or staffing.

  • Protect your family. This is not just a sale; it is a legacy instrument. The note stays in place, providing financial security for you and your heirs that a one-time cash lump sum simply cannot replicate.

This is a win-win partnership. I take over the daily operation, and you receive the predictable, long-term reward for the years you spent building this asset.

WHO I WORK WITH

  1. I acquire laundromats from owners in all kinds of situations.
  2. Retiring laundromat owners who have run the same operation for 20 or 30 years and want a clean, private exit without the hassle of a broker or a public listing.
  3. Burned-out operators who are done with the daily grind and want to hand the keys to someone who will run it properly.
  4. Owners navigating a partnership change or a buyout situation where a full sale is the cleanest resolution.
  5. Sellers who want liquidity now while the business is still performing well, without waiting for the perfect moment that may never come.
  6. Absentee laundromat owners who have managed the business remotely but are ready to fully exit.

 

*If you fit any of these descriptions, I want to hear from you.

THE CONFIDENTIALITY GUARANTEE

Selling a laundromat is not a decision you make publicly. Your staff does not need to know. Your regular customers do not need to know. Your competitors certainly do not need to know. Every inquiry I receive is protected from the first contact. I sign a mutual NDA before reviewing any financial information. Your business will never be listed on a marketplace. It will never be marketed to a database of buyers. It will never appear on BizBuySell, BizQuest, or any other platform without your explicit written consent. I am the buyer. There is no middle layer.

WHAT THE PROCESS LOOKS LIKE

[Step 1]

You reach out. Tell me the basics: where the laundromat is, how long you’ve owned it, and what’s prompting you to explore a sale. No financials required at this stage.

[Step 2]

We talk. A 20 to 30 minute call where you tell me about the operation and I ask questions. No pressure. No pitch.

[Step 3]

Mutual NDA. If we both want to go further, we sign a confidentiality agreement and you share what I need to put a number together. Tax returns, P&Ls, utility bills, lease terms, equipment list.

[Step 4]

Written offer. A letter of intent with a real number and a proposed deal structure. Not a verbal range. Not a conditional interest letter.

[Step 5]

Due diligence and close. I verify what you’ve shared, inspect the operation, and ask the questions that need to be asked. I do this quickly and without using it as a renegotiation tactic. Then we close.

COMMON QUESTIONS FROM
LAUNDROMAT OWNERS

Do I need a broker to sell my laundromat?
No. Selling directly to a private laundromat buyer eliminates the broker commission, which typically runs 8 to 12 percent of the sale price on a laundromat transaction. You deal directly with the buyer, the process stays private, and you keep more of the proceeds.
Equipment age and condition factor into my valuation. I do not use deferred maintenance as a surprise renegotiation tool after due diligence. If the machines are older, we account for that in the price or structure upfront.
That is more common than you’d think. If you have bank statements, utility bills, and a general sense of the revenue history, we can work from there. I will tell you early on what I need to get comfortable putting a number together.
Yes. Lease assignment is a standard part of a laundromat acquisition. I review the lease terms as part of due diligence. A long lease with renewal options is generally a positive. A short remaining term is a variable we factor into the deal.
Have the conversation anyway. Knowing what your laundromat is worth and what a direct sale would look like costs you nothing. Most sellers I close with started the conversation long before they were ready to commit to anything.

READY TO TALK?

If you own a laundromat anywhere in the United States and you’re open to a conversation, reach out. No brokers, no public listing, no pressure.

Louis Lessor

Owner of LC CORNERSTONE
Contact ME
Let's talk
How I Structure Deals

I am a former college athlete.
Midwest-raised.
I’m not a private equity firm.
I’m not a broker.
I’m one person operating with integrity,
looking to acquire one good business at a time.

Louis Lessor

Owner of LC CORNERSTONE