Tommy DobczykOpportunity Zone Advisor, OZ Wizard · Director of Development | Certified Opportunity Zone Advisor

Car Wash Cap Rate Secrets: Risk, Yield & Tenant Deals REVEALED! #shorts

24 Jun 2026 · 1 min

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Tommy Dobczyk analyzes a car wash deal where the tenant founded the company in 2021 and isn't a national credit triple-net lease, meaning the owner absorbs personal risk like the tenant's income loss. The quoted 6% cap rate on $252,000 NOI doesn't match the higher risk, so he recommends rewriting the LOI and recalculating the economics.

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I do. So, and so here's the other part. The company was founded in 2021. So this is not a national credit triple net. So like they don't— your risk, like this guy could go and get a drug habit tomorrow and you're done, right? Your tenant's out. So keep going down. All right. Keep going down. All right. So it probably rewrote the LOI. Let's redo the economics on it real quick. We want to rewrite the economics. We understand that they're saying it's a 6% 6 cap, and that's why they're justifying the $252,000 NOI at that price.