In this episode the hosts dissect a two‑location Virginia car wash business listed at $10.999 M with ~$940K cash flow and debate whether it’s a real estate play or a tough operating bet.

Business Listing – https://www.empirebusiness.com/business-opportunity/10056/2-car-wash-locations-in-virginia-579956/

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In this episode of Acquisitions Anonymous, the hosts dive into a deal: two separate car‑wash locations in Virginia being sold as a package for just under $11 million. The listing reports combined revenue of $1.6 million and cash‑flow of $940K, and includes the real estate. They unpack what drives the valuation, what portion might be real estate vs operations, and whether the numbers make sense for a buyer.

Key Highlights:
- Asking price: ~$10.999 million for two car wash locations in Virginia; listed cash flow ~$940K.
- Combined revenue ~$1.6 million; cash‑flow margin appears very strong (~59 %).
- Real‐estate “kicker” likely substantial: the hosts estimate a big portion of the value may reside in land rather than operations.
- Operational risks: labour management, equipment/maintenance (touchless wash, dryers), vehicle liability, subscription model sustainability.
- Financing nuances: If real estate value is high enough, 25‑year term SBA financing may apply; otherwise harder loan structure.

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Would You Pay $11M for Two Car Washes?

Acquisitions Anonymous - #1 for business buying, selling and operating