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Hybridretailcar-washhybridSBA-504Tampa

Tampa Express Car Wash & Property

$475,000Tampa, FLShared Mar 1, 2026by DealForge

Investment Score

75/ 100

Good Deal

Solid fundamentals, Diversification could be stronger.

Score Breakdown

Cap Rate
0
Cash-on-Cash
100
DSCR
100
SDE Multiple
100
Cash Flow
100
ROI
100
Diversification
0
Allocation
100

Strong Buy

This hybrid deal works. DSCR of 3.79x, 70.5% cash-on-cash, and $475,000 is within the $585,000–$877,500 rational range. The underlying real estate provides downside protection. Solid acquisition.

What Does the Combined Operation Produce?

This is a hybrid deal — you're buying both the real property and the business inside it. Property NOI: -$23,200 Business SDE: $195,000 (57.4% of revenue) Combined NOI: $116,800 Property allocation: $280,000 · Business/goodwill: $195,000 Total purchase: $475,000

Dual Valuation (Property + Business)

Market: Tampa, FL Business portion (3x–4.5x SDE): $585,000–$877,500 • Basis: auto services range based on national transaction data for recurring-service businesses; adjusted up for strong 35%+ SDE margin; hybrid premium for real property backing Property portion: Valued at allocation of $280,000 (no separate rental income) Combined rational range: $585,000–$877,500 Asking: $475,000 ✓ Asking price is within the combined valuation range.

Debt Test (Sleep-at-Night Rule)

Total cash in: $122,000 (down payment + closing + rehab) Loan: $380,000 @ 6.5% for 25 years Annual debt service: $30,789 Combined NOI ($116,800) − Debt ($30,789) = $86,011/yr DSCR: 3.79x ✓ DSCR of 3.79x — healthy debt coverage.

Key Metrics

Total NOI

$116,800

Cap Rate

-8.29%

DSCR

3.79

SDE Multiple

1.00x

Cash-on-Cash

70.50%

Annual Cash Flow

$86,011

ROI

431.98%

Monthly Mortgage

$2,566

Share This Analysis

Tampa Express Car Wash & Property
Market: Tampa, FL
Purchase price: $475,000
DSCR: 3.79
Cash flow: $86,011/yr
Score: 75/100
Verdict: Strong Buy
Full analysis: dealforgehq.com/share/example-tampa-express-car-wash

Copy with a discussion prompt — ready to post

Financing Terms

Loan Type

sba 504

Down Payment

20%

Interest Rate

6.5%

Loan Term

25 years

Full Analysis

What Does the Combined Operation Produce?
This is a hybrid deal — you're buying both the real property and the business inside it. Property NOI: -$23,200 Business SDE: $195,000 (57.4% of revenue) Combined NOI: $116,800 Property allocation: $280,000 · Business/goodwill: $195,000 Total purchase: $475,000
Dual Valuation (Property + Business)
Market: Tampa, FL Business portion (3x–4.5x SDE): $585,000–$877,500 • Basis: auto services range based on national transaction data for recurring-service businesses; adjusted up for strong 35%+ SDE margin; hybrid premium for real property backing Property portion: Valued at allocation of $280,000 (no separate rental income) Combined rational range: $585,000–$877,500 Asking: $475,000 ✓ Asking price is within the combined valuation range.
Debt Test (Sleep-at-Night Rule)
Total cash in: $122,000 (down payment + closing + rehab) Loan: $380,000 @ 6.5% for 25 years Annual debt service: $30,789 Combined NOI ($116,800) − Debt ($30,789) = $86,011/yr DSCR: 3.79x ✓ DSCR of 3.79x — healthy debt coverage.
Exit Analysis (5-Year Hold)
Future value: $553,086 (property appreciation + business value) Remaining loan balance: $344,136 Selling costs: 8.0% → $44,247 Net sale proceeds: $164,703 Cumulative cash flow: $484,312 over 5 years Total profit: $527,015 Equity multiple: 5.32x ROI: 432.0% | Annualized: 39.7%
My Straight Answer
This hybrid deal works. DSCR of 3.79x, 70.5% cash-on-cash, and $475,000 is within the $585,000–$877,500 rational range. The underlying real estate provides downside protection. Solid acquisition.

Benchmarks used in this analysis (cap rates, SDE multiples, expense ratios) are derived from national averages by asset class and business type, drawing on industry data sources such as CBRE, Marcus & Millichap, BizBuySell, and IBBA market reports. These are broad benchmarks — they are NOT specific to your local market. Actual cap rates, multiples, and pricing in your area may differ significantly based on local supply/demand, population trends, economic conditions, and comparable sales. Always validate with local comps, broker opinion, and an independent appraisal before making an offer.

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Disclaimer: This analysis is for informational purposes only and does not constitute financial, legal, tax, or investment advice. All projections are estimates based on user-provided inputs. Conduct independent due diligence before making financial decisions.

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