BigAl
Gone But Not Forgotten
I love my little town I live in . We don't have much here as far as the all a big town offers , but we try .
There is a fairy nice size building on a corner lot right in town . It has failed twice as a business . I feel it was just bad management that made it fail .
So this will be a thread on starting a new business ...
The first time it was a Gas Station/ mini mart/ fishing store / laundry mat .
The second time it was a Gold panning supply / pizza parlor/ laundry mat .
Both times it lasted about two years before the bank fore closed .
Anyway the bank wanted out for good and I was looking to invest into a new area and out of the stock market .I paid cash and stole it .
We have a Canadian Gold exploration Company that has come into the area and is spending millions here . There are hardly any places to stay other than a couple mobile homes and the local motel .
I built a nice sized Apartment over my barn and it was leased before I could even finish it, by the gold company . They pay me top dollar for it and wired the full amount of the lease to me before they even moved in . No hassle on getting my rent money
.
Anyway I always thought an apartment complex would work at the building even if the gold company moved on . Rentals are hard to find up here .
So My plan is to install 4 furnished apartments ,a small mini storage of 20 units ,add two RV sites along the river , two pay showers , keep the laundry mat , install a RV dump site ,( The nearest one is 20 miles away)and a refrigerated Game cooler .
What I am attemping to do is spread the income base out . The building is to be remodeled to look like a log lodge when completed. The apartments will be "all inclusive" energy efficient units. Pay the rent and everything else is included . Furnished because this seems to work best for the gold company and they have already expressed an interest in renting all 4 units when completed . 1bedroom units at $650 - $750 & 2 bedroom at $850- $950 . Remember there will be no other cost such as Heat, elect, internet, tv, water or sewer to deal with by the renters .
I have put up flyers in town advertizing the mini storages units and have recieved some input and interest . I'll pour the whole concrete slab for the whole unit, do the exterior walls and doors and build the interior walls as interest developes in renting . This way I figure I can customize the unit any way my customer wants it done .Prices will start at $25 for a 5x5 and up to $70 for the 10 x20 units .
We have no Commercial Refrigerated Game storage locker for 70 miles around us so I started looking around for a used walkin cooler unit and found a fella that had 9-4'x16' foam panels that are 11" thick ! For a $100 they became mine and now all i need is to get my new refrigerated unit and build the unit in the ajoining 13x30 storage garage on the end of the building . I'll plan on a 10x16 walk in cooler. I figure that should be good for $10 a day per hanging animal .That should be 5 - 8 animals a day all late summer We are a huge hunting area from July to December here .
Spent yesterday cleaning up the basement of all the old crap and found that the heating system vent was broken in two places dumping all the heat . After repairs it was amazing how warm the building became very quickly .
The laundry machines will need some work . The last owner took the largest unit and sold it before he was foreclosed on . Looks like about $2500 to replace it . I contacted a older fella that use to maintain the machines for the first owner who told me the guy is very good and kept them all up and in good repair . He has agreed to come in and repair all of them for me . I plan to get the laundry mat operational ASAP . The old first owner was able to give me a projected return on the laundry business . About $1000 month .
The pay showers will work well with the laundry mat and the hikers / campers/ hunters we have up here . I figures about $6-$7 a shower .
The two RV sites should stay rented most of the summer and fall as again the neares full service camping is 20 miles away . I'll have room for 2 camp sites along the river . I figured I would build a nice Heavy timbered covered fire pit with built in Bar-B-Ques , pinic tables between the two spots as a social area . This butts up to the city park/ swimming hole on the river .I am thinking in the $25 -$30 a night with all hookups .
RV dump site charge will be $10 . Water and sewer fees are expensive up here .I offered the sewer district the free use of my sewer dump if they reduce my fees. They make a lot of money off the feds during fire season and have had in the past to dump straight into the holding ponds which they do not like to do as it concentates the sewer effluent and screws up their system .
So I intend this to be a thread about starting a new business and seeing what happens as far as "Pit falls" and "Triumphs" I plan to be fully operational by spring time . Suggestions and questions are appreciated as I build this business. I have never had a business fail that I have started .
I am starting by putting a Bid list of all building materials I need to get at the major lumber yards . I figure to get quite a savings by buying all at once instead of one piece at a time .
Laundry mat will hopefully be operational in about two weeks . Looking at adding a couple Video Arcade games to attract more business since we have none in the town .
To be continued....
There is a fairy nice size building on a corner lot right in town . It has failed twice as a business . I feel it was just bad management that made it fail .
So this will be a thread on starting a new business ...
The first time it was a Gas Station/ mini mart/ fishing store / laundry mat .
The second time it was a Gold panning supply / pizza parlor/ laundry mat .
Both times it lasted about two years before the bank fore closed .
Anyway the bank wanted out for good and I was looking to invest into a new area and out of the stock market .I paid cash and stole it .
We have a Canadian Gold exploration Company that has come into the area and is spending millions here . There are hardly any places to stay other than a couple mobile homes and the local motel .
I built a nice sized Apartment over my barn and it was leased before I could even finish it, by the gold company . They pay me top dollar for it and wired the full amount of the lease to me before they even moved in . No hassle on getting my rent money
.Anyway I always thought an apartment complex would work at the building even if the gold company moved on . Rentals are hard to find up here .
So My plan is to install 4 furnished apartments ,a small mini storage of 20 units ,add two RV sites along the river , two pay showers , keep the laundry mat , install a RV dump site ,( The nearest one is 20 miles away)and a refrigerated Game cooler .
What I am attemping to do is spread the income base out . The building is to be remodeled to look like a log lodge when completed. The apartments will be "all inclusive" energy efficient units. Pay the rent and everything else is included . Furnished because this seems to work best for the gold company and they have already expressed an interest in renting all 4 units when completed . 1bedroom units at $650 - $750 & 2 bedroom at $850- $950 . Remember there will be no other cost such as Heat, elect, internet, tv, water or sewer to deal with by the renters .
I have put up flyers in town advertizing the mini storages units and have recieved some input and interest . I'll pour the whole concrete slab for the whole unit, do the exterior walls and doors and build the interior walls as interest developes in renting . This way I figure I can customize the unit any way my customer wants it done .Prices will start at $25 for a 5x5 and up to $70 for the 10 x20 units .
We have no Commercial Refrigerated Game storage locker for 70 miles around us so I started looking around for a used walkin cooler unit and found a fella that had 9-4'x16' foam panels that are 11" thick ! For a $100 they became mine and now all i need is to get my new refrigerated unit and build the unit in the ajoining 13x30 storage garage on the end of the building . I'll plan on a 10x16 walk in cooler. I figure that should be good for $10 a day per hanging animal .That should be 5 - 8 animals a day all late summer We are a huge hunting area from July to December here .
Spent yesterday cleaning up the basement of all the old crap and found that the heating system vent was broken in two places dumping all the heat . After repairs it was amazing how warm the building became very quickly .
The laundry machines will need some work . The last owner took the largest unit and sold it before he was foreclosed on . Looks like about $2500 to replace it . I contacted a older fella that use to maintain the machines for the first owner who told me the guy is very good and kept them all up and in good repair . He has agreed to come in and repair all of them for me . I plan to get the laundry mat operational ASAP . The old first owner was able to give me a projected return on the laundry business . About $1000 month .
The pay showers will work well with the laundry mat and the hikers / campers/ hunters we have up here . I figures about $6-$7 a shower .
The two RV sites should stay rented most of the summer and fall as again the neares full service camping is 20 miles away . I'll have room for 2 camp sites along the river . I figured I would build a nice Heavy timbered covered fire pit with built in Bar-B-Ques , pinic tables between the two spots as a social area . This butts up to the city park/ swimming hole on the river .I am thinking in the $25 -$30 a night with all hookups .
RV dump site charge will be $10 . Water and sewer fees are expensive up here .I offered the sewer district the free use of my sewer dump if they reduce my fees. They make a lot of money off the feds during fire season and have had in the past to dump straight into the holding ponds which they do not like to do as it concentates the sewer effluent and screws up their system .
So I intend this to be a thread about starting a new business and seeing what happens as far as "Pit falls" and "Triumphs" I plan to be fully operational by spring time . Suggestions and questions are appreciated as I build this business. I have never had a business fail that I have started .
I am starting by putting a Bid list of all building materials I need to get at the major lumber yards . I figure to get quite a savings by buying all at once instead of one piece at a time .
Laundry mat will hopefully be operational in about two weeks . Looking at adding a couple Video Arcade games to attract more business since we have none in the town .
To be continued....
Last edited:
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