Coin Operated Washer and Dryer

[Miles Ramboyong]

Hi Everyone, I currently have a tri-plex and one of my dryers is getting ready to die. I have a consumer washer and dryer and thinking of switching to coin-operated appliances. Anyone has insight if I should switch to having the tenants pay or keep their rents competitive to provide in-house washing and dryer?

[Jeff Copeland]

In my experience, coin-op will likely be a net negative for you (as far as income and expenses are concerned) on a triplex. 

The machines cost 3 times as much, and cost 3 times as much to service and repair, and three rental units just will not generate enough income to create any positive ROI.

A rule of thumb I've see and experienced is around 10 units is the breakeven point for coin up machines. 

One alternative is to just implement a flat monthly fee for unlimited use of the non-coin-op machines.