Coin Operated Machines

A friend of mine is sold me two virtually new Kenmore coin operated washers for $ 500.00. He's got another washer and two dryers he's going to sell me as well. These are going into my rooming house where there will be 9-12 occupants at full capacity. I'll have 3 washers and two dryers in total. Do you think that's too much? I was thinking that I could get by with 2 washers and one dryer. I'll still get the other ones since I can get them cheap, but hold them in reserve for breakdowns/replacements. I've been reading customer reviews on these units and there's a lot of complaints about breakdowns. Anyone have any experience with these Kenmore coin op machines?

--64.121.xxx.xxx

Coin Operated Machines (by Ken [NY]) Posted on: Apr 26, 2017 6:32 PM
Message:

1 of each will be plenty,they won't wash clothes as much as you will expect and some of them will hang wet clothes to avoid the cost of the dryer --24.25.xxx.xxx

Coin Operated Machines (by Still Learning [NH]) Posted on: Apr 26, 2017 6:42 PM
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I have 1 set in an 8 unit. I don't get complaints. If they need a load done and can't wait they can always go the the laundromat and pay at least twice as much. --24.61.xxx.xx

Coin Operated Machines (by Dan [IL]) Posted on: Apr 26, 2017 7:55 PM
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I believe that one set can efficiently used for up to 8 units (and on what timeframe restrictions there are). I have two sets for 14 units. My running thought was besides serving this quantity, one washer could be utilized for hot water cycles and the other for the rest. --66.87.xx.xxx

Coin Operated Machines (by GKARL [PA]) Posted on: Apr 26, 2017 8:22 PM
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Ok. Sounds like I'll have some extra machines. I think I'm still going to get all of them and put the extras off on the side. There's a nine unit next to me and I'm not sure what the situation is in that building. It occurred to me that neighbors might ask to use them as well. I think I'll run water lines for all of them, install only one and wait and see what happens.

The guy I'm buying them from says he collected $ 500 a month one set covering for 6 rooms. That seems really excessive as that's a lot of washing. How much are you guys getting from 8 units? --207.172.xxx.xxx

Coin Operated Machines (by Dan [IL]) Posted on: Apr 26, 2017 9:32 PM
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$500/month does appear to be excessive. I pick up between $200 - $250/month for my 14 apartments. My tenants are all young professionals, so it appears that they do their washes every other week. It does sound like a great deal for the two washers, if lockboxes and all keys are included. I wish that I could find a similar deal to yours in my area. --66.87.xx.xxx

Coin Operated Machines (by BRAD 20,000 [IN]) Posted on: Apr 26, 2017 9:39 PM
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GKARL,

(I don't have coin ops but my Father In Law owned 2 laundromats)

I'd consider installing multiple machines. If one breaks put a n OUT OF ORDER sign on it while the others continue to bring in money. A machine in storage does not bring in cash.

MIGHT be OK for the neighbors to pay you for laundry.

My observation is that water/sewer usage + elec + repairs + vandalism = I want a very good return for my effort.

It's great to advertise this convenience but put a pencil to the true costs.

AND set up a sinking fund - these won't last forever.

BRAD

--68.50.xx.xxx

Coin Operated Machines (by Nicole [PA]) Posted on: Apr 26, 2017 9:52 PM
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...There's a nine unit next to me and I'm not sure what the situation is in that building. It occurred to me that neighbors might ask to use them as well...

I truly wish you well in this entire endeavor and sincerely hope that in 12 months I will not feel the need to say "I told you so".

Lower tier rooming house tenants are a different breed ...I'm just sayin'... this is an "ask me how I know". --72.95.xx.xx

Coin Operated Machines (by Dan [IL]) Posted on: Apr 26, 2017 10:39 PM
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For Class C tenants, it might make sense to install a thick armor-plated cover that fits over the entire coin box and timer assembly. It discourages that occasional crimnal thought that a coin box is an easy target to collect some cigarette spending money. A friend of mine wound up having to replace the entire exterior box assembly and timer when a perp decided to unsuccessfully crowbar into the coin box compartment. --66.87.xx.xxx

Coin Operated Machines (by GKARL [PA]) Posted on: Apr 27, 2017 3:46 AM
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Dan-Yes, it's a good deal and these are virtually new. He's getting out the rental business and I may wind up buying some of his units from him as well. Hopefully, he lets them go as cheaply.

Brad, noted on running the cost calculations. I'm figuring that water will be paid for at minimum while perhaps enhancing tenant retention. I'd have to feel fairly comfortable with any neighbor coming onto the property and using, so whereas that's a thought in the back of my mind, I tend to be an incrementalist when it comes to change or doing something new; that is do a little, see how it works and then change up as needed. If I let neighbors use, it will be selective rather than anyone walking off the street using. For security, I plan on installing code locks and surveillance cameras in that particular area as well as in a few other areas.

Nicole, I'm cautiously optimistic and fully expect there will be challenges and problems. That's part of business and is something I just factor in and am prepared to deal with. What led you to exit the business? --207.172.xxx.xxx

Coin Operated Machines (by Vee [OH]) Posted on: Apr 27, 2017 4:28 AM
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Be sure you have machines connected to any water port, otherwise there is an incentive to do car washing/detailing on the unseen side of the building, The spare machine idea makes sense if one goes sour you would have a backup in place and only have to refund one set of coins. --76.188.xxx.xx

Coin Operated Machines (by Nicole [PA]) Posted on: Apr 27, 2017 5:51 AM
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the place was labor intensive. my kids were getting a little older and were involved in a lot of activities.

I could see the writing on the wall regarding regulation and codes. As it was, I needed each room to be individually licensed (and paid for separately) and inspected. I had fire rated hallway doors but they then required automatic closers. I needed to provide fire extinguishers (that would disappear within a week). there were no fire walls between floors and rooms. They weren't happy w/my fire escape.

I had a flat roof area they wanted tenants to have access to in case of fire ... but I didn't want tenants using it as a patio. I didn't want to spend whatever it would have cost to put up walls so they didn't fall off ... but could climb over if needed or climbed around to the other side to the fire escape.

I could see the money starting to add up, not counting the maintenance and upkeep for a very large building (I had 18 units and a commercial first floor).

I had no parking and the city was unhappy with that (even though at any given time I probably only had 2 or 3 tenants with cars).

Evictions were in the form of me telling them to get out in a voice that everyone else could hear and if they didn't get out, some of their belongings dropping off the fire escape ... everyone else would toe the line for a while because "you know she's nuts". Today, that wouldn't work.

All that said, I made A LOT of money ... the cash flow gushed. I also bought cheap and sold high so that was a plus ... but again, the cash flowed. --72.95.xx.xx

Coin Operated Machines (by Robert,OntarioCanada [ON]) Posted on: Apr 27, 2017 7:27 AM
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Having more machines there is less likely to break down as tenants like to multiple loads at one time. Kenmore machine is likely to be the same as a Whirlpool direct drive top load washing machine. Not the best machine where there is part which breaks if the machine is overloaded which is a coupler. What ruins most machines is overloading where top load machines are most likely to be overloaded. In the apartment using the heavy commercial type of machines which are more durable than the top load washing machines. The only difference between a domestic top load washing machine is there is coin box where the rest of the machine uses the same transmission and other parts. --65.95.xx.xx

Coin Operated Machines (by AllyM [NJ]) Posted on: Apr 27, 2017 7:46 AM
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I had one set for eight units but some folks wash at their friends home. Women wash way more than men. --73.33.xxx.xxx

Coin Operated Machines (by Steve [MA]) Posted on: Apr 27, 2017 9:25 AM
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I tried buying decent used commercial W&Ds but decided on using new Whirlpool top loaders for $1,100.00 a pair. I find they last 5-10 years with little maintenance. Even if I only get 3-4 years out of them, I'm happy.

During a recent renovation of a 4 unit, we made a laundry room in the basement with hookups for 4 electric dryers & 4 washing machines. The only access to this area is from an exterior door on the rear of the building. We installed 3 sets of W&Ds when the 1st tenants moved in. We also renovated the 2 family that I own on the same lot & once tenants moved into it they were also allowed to use the laundry area. I've found that by providing enough machine, tenants don't seem to try to cram too much in them.

Some of the tenants use the W&Ds & some don't. At $2.00 a wash & $2.00 for drying, it generates $250.00 - $300.00 a month. This is less than the local laundromats charge & is more convenient for the tenants. This more than pays for extra utilities & leaves something for future repairs / replacements.

I made provisions for 4 sets of W&Ds because I'm planning to acquire & renovate a 6 unit on an adjacent lot. If I do get it then they will also be able to use our laundry. If I don't get the 6 unit then in the scheme of things I wasted a few hundred dollars for the extra hookup. However if I waited to add them later It would have cost me 5 or 6 times that.

Before we started adding coin ops we always had tenants trying to use portable units hooked up to the kitchen sinks. Even though their lease forbid it some tenants would try. --72.93.xxx.x

Coin Operated Machines (by Still Learning [NH]) Posted on: Apr 27, 2017 9:44 AM
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About $100 a month but my prices are low. New washer $1.50 old dryer $1.00 but always has more quarters so I know it takes longer to dry. Will raise price when dryer quits and gets replaced. --24.61.xxx.xx

Coin Operated Machines (by Robert,Ontario,Can [ON]) Posted on: Apr 27, 2017 10:26 AM
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If there is natural gas in the building it is better to use a natural gas coin clothes dryer. Forty five minutes to dry along with it will usually cost about a third to use natural gas for heat. Fifteen minutes per dry the dryer belt and rollers will last longer as well. The only power is used for the drum motor, igniter and gas valve. Natural gas power from standard 120 VAC 15 amp circuit. --74.220.xxx.xxx

Coin Operated Machines (by GKARL [PA]) Posted on: Apr 27, 2017 11:00 AM
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Nicole--I understand where you're coming from and based on what you described, I would have gotten out also---or would have never gotten in to begin with.

They were going to make me put in a fire escape which was going to kill the deal until I talked to the prior owner about them having previously approved an internal fire escape. Putting one up would have set me back 30K. They weren't as crazy about the central station; I have smokes tied to it along with interconnected alarms not tied to it. It was all about what the fire marshall would accept which can get capricious if he wanted to. Getting a certificate of occupancy was a major PITA and they do inspect periodically. Their requirements can change and that can be an issue on top of just dealing with everything else.

--207.172.xxx.xxx

Coin Operated Machines (by Robert,Ontario,Can [ON]) Posted on: Apr 27, 2017 11:33 AM
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It would cost few thousand in materials to buy a central fire panel along with smoke sensors, heat sensors and bells or sirens. If the system is roughed in where all the wires are run near the smoke sensors, heat sensors and bells it could probably wired in day then certified. A central fire alarm panel would cost from $400 to $900 then special fire alarm wire. A electrician would provide a dedicated circuit the central fire panel. A single zone would do for a small building or four or ten zone panel. Running and roughing the wires will take the most time where the final wiring is done by a technician. I spent about three thousand for the fire alarm equipment then another thousand to have the system wired and certified. I could have wired the system but do not have the certificate to do that. Generally things are more expensive here. In the laundry room and basement where the heating is located heat sensors would be used where in the hallways smoke sensors would be used. There should be a bell or siren on each floor which can be heard in the entire hallway. --74.220.xxx.xxx

Coin Operated Machines (by Pattyk [MO]) Posted on: Apr 27, 2017 4:39 PM
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add a snack machine,,, dinner? Lunch? Over charge for candybars and chips!! Like a little handy food kitchen. $$$ what else could you add to that vending room? --184.206.xxx.xxx

Coin Operated Machines (by Ray-N-Pa [PA]) Posted on: Apr 28, 2017 3:24 PM
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I am told to plan for one machine for every seven families. So I am not sure how the numbers would look like on a rooming house. This does give you a solid rule of thumb.

I make about $120 off of each machine monthly.......but there is not a laundry mat around either --24.239.xx.xxx

Coin Operated Machines (by Dan [IL]) Posted on: Apr 28, 2017 3:41 PM
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Robert, having two sets to more evenly distribute the washing loads was another reason to have more. One set is an older Speed Queen, while the other set is Kenmore. In the seven years of having them, I have found the Speed Queen washer (bought used) has held up very well, without repair, while the Kenmore (bought new) has had two repair breakdowns: One, to replace the broken safety switch (caused by someone letting the lid slam shut), and the other to replace the cam wheels (which are made out of solid plastic, and cracked over time). On the serviceman's advice, I had both of these replaced with parts with cam holes that are metal lined. These should hold out for a much longer period of time. Both washers occasionally stop working because they were overloaded or someone improperly covered up the agitator, causing the 20 amp breaker to trip. I have to find some time to write up a manual for proper laundryroom use. Rather than re-invent the wheel, any suggestions on a website that has such rules posted? --24.13.xxx.xx

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