Consider whether the alternative to a car wash being built is leaving the land idle or some higher-value business using it. Part of the problem is that failed b

Consider whether the alternative to a car wash being built is leaving the land idle or some higher-value business using it. Part of the problem is that failed businesses often leave a durable footprint - if your car wash fails, in many places it’s just going to sit idle while the land owner tries to find another car wash or someone with enough budget to demolish the old buildings and clean up any dumped chemicals. It probably will happen unless the local economy has completely cratered but it might take a decade and in the meantime it’s just sitting there dragging down the value of adjacent properties.