COMMERCIAL PLUS, LLC is pleased to present East Ridge Car Wash, an established express car wash in St. Joseph, Missouri, positioned on N Belt Highway in the area’s premier retail corridor (27,000+ VPD), directly adjacent to major daily-need anchors including Walmart Supercenter, Target, and national QST/retail brands.

East Ridge offers investors a proven, high-volume platform with meaningful operating momentum, achieving $2.01M in 2025 LTM revenue (through November) and $749.7K of 2025 LTM EBITDAR, with expanding margins. The site sits on a 1.3-acre parcel and features a 165-foot tunnel with MacNeil and Sonny’s equipment, Washify POS, and a 12-stall Vacutech vacuum field (currently 6 operating, with 6 additional stalls being added).

Management is proposing a complete sale of the fee-simple real estate and operating business.

??To request additional information and materials, please execute an NDA or contact the listing agent. Unapproved site visits and direct contact with employees are strictly prohibited.

PROPERTY SNAPSHOT
• Status: Operating
• Lot Size: 1.3 +/- AC (56,628+ SF)
• Tunnel Length: 165 FT
• Equipment Package: MacNeil & Sonny’s
• Pay Lanes: 1 (Washify POS)
• Vacuum Stalls: 12 (Vacutech)
• Ingress/Egress: Excellent Visibility + Access Along N Belt Hwy (27K+ VPD)

INVESTOR HIGHLIGHTS
• Strong, Expanding Financial Profile: 2025 LTM revenue of $2.01M and 2025 LTM EBITDAR of $749.7K (37.2% margin)
• Performance Momentum: Revenue grew 10.3% YoY alongside 10.8% growth in total cars washed (130.4K ? 144.4K)
• Recurring Revenue Engine: 1,880 active members as of December 2025
• Operational Scalability: Margin expansion and strong throughput design create runway for continued growth
• Efficient, High-Throughput Express Format: 165’ tunnel supports strong volume capacity and scalable performance
• Defensible Location w/ Long-Term Value: Retail adjacency and major arterial exposure position the business to drive continued demand

ST. JOSEPH MARKET HIGHLIGHTS
• St. Joseph / KC-Influenced Market: Located ~35 miles north of Kansas City, benefiting from KC regional growth and connectivity
• Manufacturing & Logistics Employment Base: Regional industrial ecosystem anchored by major employers that supports vehicle ownership
• Vehicle-Dependent Consumer Profile: ~79% of workers drive alone to work, with many households owning 2+ vehicles
• Proven Retail Node: The site is positioned in a dense retail trade area that functions as a primary shopping corridor for the region
• Placer Data Insights (Dec 2024–Nov 2025): the captured customer base trends more affluent than the surrounding baseline trade area (higher household income, discretionary spend, and education), supporting premium wash tier adoption + membership growth