Laundry / Vending Income

Definition of Laundry / Vending Income

In the context of commercial mortgages, Laundry / Vending Income refers to the ancillary revenue generated by a commercial property through on-site coin-operated or electronic-payment laundry facilities and vending machines. This income is classified as "Other Income" on a property’s profit and loss statement (P&L) and is distinct from the primary rental income generated by leases.

This type of income is most commonly found in multi-family apartments, student housing, mobile home parks, and hospitality assets. While it typically represents a smaller percentage of the total gross revenue, it plays a critical role in the overall financial health and valuation of the property during the mortgage underwriting process.

Detailed Description and Impact on Underwriting

When a lender evaluates a commercial mortgage application, they focus on the Net Operating Income (NOI). Laundry and vending receipts are added to the Effective Gross Income (EGI), which directly influences the property's value and the maximum loan amount a borrower can secure. Here is a detailed breakdown of how this income is treated:

• Effective Gross Income (EGI) Contribution: Lenders add verified laundry and vending revenue to the base rental income. A higher EGI leads to a higher NOI, which improves the Debt Service Coverage Ratio (DSCR), often allowing for more favorable loan terms.
• Verification Requirements: Because laundry and vending income is often cash-intensive, lenders require strict documentation. This usually includes two to three years of federal tax returns, year-to-date financial statements, and bank statements to prove the historical consistency of the deposits.
• Owned vs. Leased Equipment:
  • Owned Equipment: If the property owner owns the machines, they keep 100% of the revenue but are responsible for all maintenance and utility costs. Lenders will look for a corresponding expense line item for repairs.
  • Leased/Third-Party Managed: Many owners use a "route lease" where a third party provides and services the machines in exchange for a percentage of the revenue. In this case, the lender only considers the net commission paid to the owner.
• Expense Offsets: Underwriters will often account for the increased utility consumption (water, electricity, and gas) associated with laundry facilities. If the income is high but utility expenses are not proportionally represented, a lender may adjust the pro forma expenses upward.

Valuation Impact

In commercial real estate, property value is often calculated by dividing the NOI by a Capitalization Rate (Cap Rate). Even a modest amount of laundry and vending income can significantly increase the property's appraised value. For example, in a market with a 6% Cap Rate, every additional $1,000 in annual laundry net income adds approximately $16,666 to the property's estimated market value.

However, lenders are generally cautious and will "haircut" (reduce) projected or inconsistent laundry income if it exceeds industry benchmarks or historical averages for the specific asset class and location.