Review of – Danny D’Angelo “The King of Laundromats”

Cleaning up In Laundromats

Review of – Danny D’Angelo “The King of Laundromats”

Owning a laundromat is something that I have thought long and hard about for a long time. Why? There are very few businesses that are recession proof but laundromats fit the bill. People wear clothes, need to wash and dry their clothes and many people don’t have a washing machine or a dryer.

However, if you would like to build a laundromat from the ground up the costs, in my opinion, are astronomical! How astronomical? For an average laundromat, approximately 2,000 square feet, you can expect to be somewhere in the ballpark of $200,000 to $500,000!

Laundromat equipment is not cheap by any means. Top loading machines, your normal home washing machine, can cost between $500 to $700. Front loading washing machines, depending on the capacity, can cost from $3,000 to as high as $30,000. Of course you also need dryers so throw in another $5,000 to $6,000 per machine. Through my research I’ve found that a smart laundromat will have more dryers than washing machines.

Let’s say you would like a laundromat on the smaller side of things. For this example, we’ll go with 20 front loading washing machines and 25 dryers. 20 washing machines at $3,000 per machine (low end) and 25 dryers at $5,000 (again, low end) and we’re left with a grand total of $185,000 in equipment costs. Add in renovation costs, the cost to install a boiler, sewer hookups or if no sewer system a filtration system, carts, flat screen televisions, security system, coin machines and we’ve already blown past that above $200,000 figure.

Building a laundromat from scratch isn’t feasible for me so what would be the next best thing? I figured if I can’t afford to build a laundromat why not buy a laundromat? Seemed very logical to me. My next step was to find laundromats for sale which was not the hardest thing to do. There seems to be no shortage of laundromats for sale so I began to reach out to a few that seemed promising. I wasn’t sure what to expect but I surely wasn’t expecting what was to come.

Purchasing an existing business is not rocket science. You need to see the profit and loss, look at the tax returns and find out the net profit of the business. The size of the business will dictate the multiple of the net income being asked. A laundromat is a business much like any other brick and mortar business with one exception, they are cash businesses. Many laundromat owners aren’t quite so honest with the tax authorities.

I came across a laundromat that I thought may be a good opportunity. The supposed cash flow was $45,000 per year and was being operated, full time by a husband and wife team. The asking price was a little over $90,000. I was excited at the possibility. I signed a non disclosure agreement with the broker and was provided with the address. I jumped into my car and did a drive by the business on a Saturday. The location was good and there was plenty of parking. I called the broker back later that afternoon to discuss the laundromat further.

Broker – “Do you want to meet the owners?”
Me – “Not quite yet. I need some further information before I take that next step.”
Broker – “What do you need to know?”
Me – “Do they have financials?”
Broker – “No, it’s a cash business.”
Me – “I understand that but I’m not asking for their tax returns. I need to see their books?”
Broker – “What books. Like I said, it’s a cash business.”
Me – “So they don’t have any books at all?”
Broker – “Of course not.”
Me – “Hmmm. How about I spend a Sunday there from open to close. At the end of the day, I’d like to count the machines out.”
Broker – “Sorry, they won’t allow that. We had someone else who was interested and asked the same thing but they wouldn’t go for it. However, you can spend a couple of weeks with them and see the kind of traffic they get to the store.”
Me – “You’re joking, right?”
Broker – “No, they’d be fine with that.”
Me – “So no financials, no books and I can’t count out the machines. What is the asking price of the business being based on?”
Broker – “2x the yearly net income of $45,000 which they take as a salary.”
Me – “You mean the $45,000 in cash flow they say they earn?”
Broker – “Exactly.”
Me – “I’m no longer interested.”

I was completely dumbfounded and figured that this was just one bad encounter. I kept pushing forward and looked at laundromat for sale after another. I came across a broker who had multiple laundromat listings for sale. I again signed a non-disclosure agreement and was provided with five listings of laundromats for sale, 4 of which allegedly had financials, which he provided. The issue? The financials didn’t add up, neither did the reasons for selling. Reasons such as, “Too much work,” “First time laundromat owner,” and “Owner has other business interests.”

None of these reasons made sense to me so I put my search on hold for a bit. I felt that I wanted to own a laundromat but I couldn’t afford to build one from scratch and purchasing an existing laundromat was like fighting a losing battle.

One night after work I was enjoying an adult beverage. I went to google and typed in “how to buy a laundromat.” I was instantly drawn to three YouTube video descriptions. “NEVER BUY A LAUNDROMAT – This couple saved $175,000,” Laundromats for sale – Laundrymats FREE – how to own a cash,” and “How to buy a Laundrymat Business plan earn cash “from Day ONE.”

I curiously clicked on the first video with the title of “NEVER BUY A LAUNDORMAT – This couple saved $175,000.” I watched the video and ultimately made my way to a YouTube channel belonging to a man named Danny D’Angelo.

I spent well over an hour watching every single video on Danny D’Angelo’s YouTube channel, most of which had testimonials from people who now owned laundromats because they utilized his system.

The first step to uncovering Danny’s system is to purchase his 3 hour DVD titled “Cleaning Up in Laundromats.” The price of the DVD seemed reasonable enough. Especially when taking into consideration that I couldn’t afford to purchase a laundromat and I knew I wasn’t going to buy a laundromat. I excitedly purchased the DVD and eagerly awaited it to arrive.

I went about my normal routine and a after a couple of days the video arrived. I waited until my next day off to watch the DVD on my laptop. My first impression was that it was similar to an infomercial. There was a woman “reporter” interviewing Danny about his system. There were more testimonials, but what stuck out to me was how passionate he was about the laundromat business. I took notes as I watched and it all made sense. However, being the New Yorker that I am I was skeptical.

I started to do my usual scam online research digging and what I found was beyond shocking! What did I find? Nothing, not a darn thing! I couldn’t find one instance online about how Danny D’Angelo’s system was a scam. I couldn’t find anything that said that Danny D’Angelo, “The King of Laundromats” had scammed them or that his system didn’t work.

I fired off an email to him not expecting a reply but I did receive a reply. He answered my questions and within the email he stated that I may want to consider a personal consultation with him. The funny thing is that I had already made a request through his personal assistant. I happily scheduled the 3 hour one on one consultation with Danny.

My first impression of Danny was that he’s an A type personality. In other words he’s an alpha. He spoke to me with the same passion present in his DVD. I told him all about what I had been considering and he told me why both would have been the worst decisions of my life. He’s not the type of person to blow sunshine up your you know what. I spent close to an hour and a half speaking to Danny on that initial call. I remember looking at my wife after ending the call and saying, “I think I’m going to get into the laundromat business after all.”

I began to scout existing laundromats looking for the signs of failure that Danny said to look out for in his training and during our consultation. It didn’t take me long to find a couple that fit the bill. I only looked at five laundromats in the course of a week and had already found two potential laundromats, one of which that had just gone out of business. The location was already built out and there were no machines but all the hookups were there. All I would have to do is to install my own equipment.

I texted Danny stating I needed to talk to him and he replied that he could talk to me during my available time frame. What I was looking for was assurance. I needed for him to tell me that I was making the right decision. That the decision I was about to make would be the best decision of my life. What he told me was the complete opposite. I had already made the decision to have Danny negotiate my lease. All I had to was scout locations, send Danny the information and he would take care of the rest. There is a fee for his lease negotiating service but it’s far from unreasonable. It wouldn’t matter how many locations I fed to him. He would continue to work with me and help me for as long as it would take to find my free laundromat. 

Instead of giving me the assurance I was seeking he instead said, “Only you know if this is what you want. If you’re looking for me to talk you into this, sorry I just won’t do it.” I feel bad that I told him I was going to move forward but I decided not to move forward. After a conversation with Danny D’Angelo I sat down and talked to my wife at length.

“If you really want to do this you know you have my full support,” she told me that night. I know I had her support but it was nice to hear those words. She went on to say, “If you really want to own a laundromat then go for it. Pay the man the money and go for it.” However, the words, “If you really want to own a laundromat” played over and again in my head. After sleeping on it for a few days I thought that I really didn’t want to own a laundromat.

However, after a few weeks I did a 180 degree turn. There was a reason why I decided to look into the laundromat business. The laundromat business is recession proof and is an amazing business to become involved in. 

I called Danny and told him I was close to moving forward. I told him all about the location that I came across that needed machines and had all the hookups. That all I needed to do was to have my own equipment installed.

I already told him I was close to moving forward but after this conversation with him I decided I needed to move forward. I thought I had found a great location but I quickly found out that I hadn’t as Danny calmly explained why this laundromat was a complete loser and no matter who took it over it would fail as well. He didn’t have to say those words to me but he did. I knew at that moment that it was time to utilize his services.  

I decided to utilize Danny’s services and although I haven’t found my free laundromat as of yet I know with Danny’s system, personal coaching and training I will. Best of all, I know that he’ll be there for me every step of the way.  

If you reading this review and think that Danny D’Angelo’s system may be nothing but a cash grab you would be mistaken. If it were a cash grab he would have easily “talked” me into moving forward or gave me the assurance that I was seeking so he could put a few dollars into his pocket.

Full disclosure – Me being the skeptic that I am I had to know if the people in the testimonial videos were indeed in the laundromat business. After watching one of the videos I decided to dig deeper. Using the name of a person in the video I conducted an online search which brought me to a customer review for a laundromat point of sale system.

That customer review provided me with the name of the laundromat that I also searched online to find that this person’s laundromat was within 15 minutes of my home. I went to Yelp and Google and found that this person was in business for close to a year and also had 5 star reviews for his laundromat. 

The million dollar question – Can you really obtain a laundromat for free? The words Free Laundromat” sound much better than “Obtain a Laundromat With as Little Out of Pocket Expense as Possible” so it depends if you can wrap your head around the word “Free” in a business sense. What do I mean?

Possible Free Laundromat Scenario

You know you want to own a laundromat. You scout location after location and come across your unicorn. The store has just what you’re looking for and it’s time to move forward.

The laundromat has newer equipment but all you really need to do is repaint the store, refurbish some broken equipment and purchase a few new machines. You decide to hire Danny to take care of the lease negotiation and he negotiates 8 months free rent with 4 months of half rent.

You hire a company to fix the broken equipment and cut a deal with a distributor where you purchase new equipment but are able to defer payments for 3-6 months.

You open your doors for business and are now generating revenue from day 1. You don’t have to worry about paying rent for 8 months and easily recoup your initial investment of paint and fixing the machines that needed repair.

How much did it really cost you to open and own your own laundromat? The answer = $0.00!

The above scenario is one of many that are possible, but the end sum game is to get into the laundromat business with as little out of pocket expense as possible. As you already know, building a laundromat from scratch can cost between $200,000 to $500,000 and needing to fill an average size, 2,000 square foot store, can cost as high as $185,000. 

One thing that always concerns me about “consultants” and those “online sales gurus” is are they simply talking the talk or walking the walk? To expand, is the person a consultant because he or she can’t practice was is preached? In the case of Danny D’Angelo he’s been in the laundromat business for over a decade and owns his own laundromats in Arizona, where he resides.

However, if you are proficient at lease negotiation with landlords and have the ability to ask for and receive tenant incentives you could bypass the lease negotiation service and only decide on the DVD and consultation. Since I’m not skilled in that area of lease negotiation I decided to utilize Danny’s lease negotiation service but you may decide against it.

In closing, if you are serious about getting into the laundromat business and know for a fact that owning a laundromat is what you want you should consider utilizing Danny D’Angelo’s Free Laundromat System as well as his consultation and lease negotiation services.


Danny D’Angelo’s You Tube Channel
Danny D’Angelo’s Laundromat Blog
“Cleaning Up in Laundromats” DVD on eBay

DISCLAIMER – I am an eBay affiliate and may be compensated for this review through eBay should you purchase a DVD through my link. The above review was provided as an informational resource for those who are serious about entering into the laundromat business and may be considering utilizing the Free Laundromat System.

9 thoughts on “Review of – Danny D’Angelo “The King of Laundromats”

  1. Jeremy

    There’s only one thing I care about,and no one cares to mention.. Did you wind up buying it? And how did you put new equipment in? He says he knows people. Do you magically get free equipment to put in? This is the only thing holding me back from buying the dvd, let alone using his services.

    1. Anthony Post author

      I did purchase the DVD and feel it’s worth the money.

      With regard to the equipment you would need to purchase washers/dryers depending on the shape of the equipment in the location.

      Although equipment is expensive there are options such as leasing which could allow a person to install all new equipment with no money down at an
      affordable monthly price.

      1. Anthony Post author

        The cost of laundry equipment seems to be standard throughout the country but expensive to say the least.

        There are a few things to keep in mind with Danny’s system.

        1. You may not need to replace all the equipment. However, in the even that you do, investing $200K to install new equipment is still approximately half the cost of building a laundromat from scratch. Granted you’re in Houston and I’m in Long Island, New York but I know that if I were to build a laundromat from scratch the total investment would be in the $500k range for an approximate 2,000 square foot location.

        2. Even if all new equipment is needed, we want to and will obtain tenant incentives. For example, 3-6 months of no rent. Building a store from scratch would include paying rent during construction as well as getting to profitability. Getting 3-6 months of no rent allows for a ramp up period where you could, at minimum, break even at the onset.

        I’ll attempt to answer your question of, “Why would anyone in a great location and store full of good equipment be losing money and neglecting rent?”

        I believe there are a few reasons for this.

        1. Absenteeism – The owner of the store has the wrong people in charge.
        2. Days of operation – Is the store open seven days per week, 6 days per week or less?
        3. Hours of Operation – Is the store opening early enough and staying open late enough?
        4. Neglect – Are the floors filthy? Is the toilet in the bathroom so disgusting few will use it?
        5. Lack of marketing – Is the store owner using social media and promotions?
        6. Lack of business acumen – Just because the person owns a business doesn’t mean he or she should be in business.

        Based on the locations I’ve scouted very few need entirely new equipment.

        At the end of the day the cost benefit is, not matter what, taking over a failing laundromat will be a fraction of the cost of building a laundromat from scratch. Of course, it will depend on the individual location.

        Hope my response helps.

    1. Anthony Post author

      I believe his fee is reasonable but what I believe to be “reasonable” may not be to you.

      I suggest talking to Danny.

      1. Kay

        Its $1,600 split into two payments, half up front then the remainder should he close on your long term lease.

  2. R Bassin

    Most laundromats have an existing lease. Most landlords tend to hold onto the old tenants’ guarantee rather than start a new lease with new tenant perks. How do you get them to abandon their solid position w/o the present tenant going bankrupt?

    Also, all vendors, especially the utilities, require cash deposits, how do you avoid that cash need?

    1. Anthony Post author

      Remember you’re looking for failing laundromats. If a laundromat is failing the lease in place is moot as the current laundromat owner is likely not paying the rent on time if at all. The selling proposition to the landlord is that you will come take over the location and turn the location in a profitable business assuring the landlord that he or she will now get timely rent payments.

      With regard to utilities, I personally believe that there is no getting around required deposits for utilities. However, if you are able to negotiate a rent (period of free rent) the money that would be needed to pay said rent can be used to instead pay the deposits on utilities.

      Hope this helps. 🙂


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