Imperial Car Wash Portfolio – Waterford Township, MI

Sands Investment Group is pleased to exclusively offer for sale the Imperial Car Wash Portfolio, comprising of 2 operational car wash facilities in Waterford Township, MI. The offering includes a 125-foot full-service site at 521 Elizabeth Lake Road and a 98-foot express site at 3456 Highland Road, both featuring newly installed Motor City Wash Works equipment and DRB SiteWatch POS systems. The portfolio is offered at a meaningful discount to replacement cost, with attractive in-place cash flow and a municipal moratorium on new car wash development providing a durable barrier to new competition. The properties are available for acquisition as a portfolio or may be purchased individually, offering investors flexibility to pursue either a scaled platform or a single-asset investment opportunity.

PROPERTY HIGHLIGHTS

• Priced Below Replacement Cost with In-Place Cash Flow: Both sites are operational and revenue-generating with newly installed equipment, offered at a meaningful discount to estimated replacement cost. Investors step into stabilized assets without the entitlement risk, construction timeline, or capital outlay of ground-up development.
• Hard Barrier to New Competition: Waterford Township maintains an active moratorium on new car wash development, directly protecting both sites from new supply within the trade area. In a sector where ground-up competition is the primary threat to existing site economics, this regulatory moat is a significant and durable advantage.
• Major Redevelopment Tailwind at Site 1: Site 1 fronts the 74-acre Oakland County Business Center, a $63M mixed-use redevelopment of the former Summit Place Mall, projected to deliver up to 1 million SF and 2,183 permanent jobs at full buildout. The project is already underway: DTE Energy’s 75,000 SF Waterford Service Center is built and operational, and a $20M Joe Lunghamer Chevrolet dealership was announced in April 2026 as the next phase.
• High-Traffic, High-Visibility Corridors: Site 1 sits on Elizabeth Lake Road near the Telegraph Road corridor, a primary north-south artery in Oakland County. Site 2 fronts M-59, a major east-west commuter route. Both sites offer strong visibility, full access ingress/egress, and combined exposure to approximately 40,000 VPD.
• Affluent Detroit Metro Trade Area: Both sites benefit from Oakland County’s exceptional demographics, one of the wealthiest counties in the U.S., anchored by national retailers and the dense, established bedroom-community population of Waterford Township and the broader Detroit MSA.

Business Highlights

• Established Membership Base with Recurring Revenue: The full-service site supports an active monthly membership base at a strong, effective price point, complemented by commercial fleet accounts in place. This recurring income stabilizes cash flow and provides a clear platform for membership growth under new ownership.
• Turnkey, Institutional-Quality Equipment: Both sites feature full Motor City Wash Works packages – Site 1’s re-equipped in 2022, Site 2 installed during the 2023-24 renovation. Each site includes a Grand Arch, a wall of foam, an Axis Robot, hot wax and ceramic arches, a rain bar, and 9 dryers, all on DRB SiteWatch with two pay stations apiece.
• Site 2 Delivered as Functionally New Asset: The Highland Rd express site was fully rebuilt in 2023-24 with new electrical, plumbing, conveyor, equipment, six JE Adams vacuums, a compressor, signage, and landscaping. The site removes the largest underwriting variable in any car wash acquisition infrastructure capex.
• Scalable Platform for Operator-Buyers: The two-site footprint offers an immediate platform for regional operators entering or expanding in the Detroit metro market. Sites can be re-branded or operated under existing branding, with a membership base, fleet contracts, and trained employees in place to transfer with the business.
• Remote Management & Operational Control: Both sites operate on the DRB SiteWatch POS platform, enabling full remote monitoring, real-time sales and operations visibility, and a no-cash-handling employee model. The infrastructure supports both hands-on operators and absentee or portfolio investors.
• Site 1’s Ancillary Revenue Infrastructure: A Eurovac central vacuum system feeds Site 1 ‘s 4-bay cleaning center, supporting an established express interior detail program, a secondary revenue stream that meaningfully expands per-customer monetization beyond the core wash transaction.

IN COOPERATION WITH: Sands Investment Group Michigan, LLC – Lic. # 6505424119 31235 Harper Avenue, St. Clair Shores, MI 48082 Direct# 586.210.6178 Broker of Record: Max Freedman – MI Lic. # 6502424113