I agree about the college town aspect. That is what I would cater toward. Find a fairly large college town such as Austin. One big 10 college town had a really cool laundromat. It was a combo laundromat, bar, video game hall, and also had a stage for bands to play! Kids would go there and get their laundry done, play games, and get a buzz on all while listening to live music. It was really something. I think if you set yourself apart and offer a lot of services like that then you will do well.
Bars could be a good investment too in college towns, just a plain old bar. One in that same city had their specialty, customers could buy their beer in a big ole plastic bucket. Several gallons big I think. It was full of multiple pitchers. Not sure if some states might have a law against that now.