I had a pro forma done through a company that contracts with Motor City Wash Works. He sent me a fairly thorough 23 page 3 year pro forma but I was floored to see that he estimated 85 percent operating expenses. And that was before the bank note! Ha! So of $12.44 average ticket price, he estimated that I'll pocket $1.90.(again, BEFORE I PAY THE BANK) I have been researching these tunnel washes for several months now and have not seen a number even close to that. Most estimate closer to a 50 percent expense ratio(not including your debt service). I guess he's preparing me for the worst case scenario because my location is not A+ by any stretch just due to demographics of the town. I just felt that a mini express tunnel with a project cost at 1-1.5 mil would net some profit. Not the hundreds of thousands that these huge volume sights would see but if I netted 4000 or more a month, I would be absolutely satisfied. Can anyone give any merit to this?