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I sold two washes last year.
I will say this. Appraisers are idiots, and since they are hired by the banks, they are always very conservative with their valuations, to protect the banks of course.
I almost had a sale blow up last year because the appraisal came in stupid low, which lowered...
Increase your start price. If you increase it to $5 for example, you will still get $10 from the bucket washers. $5 to fill their bucket; $5 to rinse/SF.
Seriously? This is par for the course of SS washes. Mud comes with the territory. It's def not my favorite thing to clean up, but it is what is.
I draw the line at oil, paint, construction debris, hay, etc.
Can you post pictures here?
What vehicles make/model? What kind of sticker?
The fact that the supplied invoice to repair is from a detail shop, and not the dealership basically confirms that the sticker is an aftermarket add-on. Denied!
Car washes, of any type, are "single purpose" buildings. That's why banks hate to finance them because they can't be easily/quickly turned into something else.