How to value a laundromat / self-storage / real estate combo?

[Gretchen Roberts]

Looking at a deal that's combination laundromat and self-storage with owned land. Broker and owner didn't break out the parts but priced it as a whole; however, since self-storage generally includes real estate but with a laundromat it depends, I'm wondering what the best way to break out the value is.

Real estate + Self storage as one, and then Laundromate + market value rents? 

Any other ideas? TIA! 

[John McKee]

You can look at biz buy sell for how much laundrymats are selling for.  Generally small business trades at 2-3 times income if it's a small mom and pop.