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  • New business with a simulator

    Hello all,

    Brand new to the forum but had browsed the last couple weeks and was struggling to find what I'm looking for or where to even start. My background is as an average to below average golfer living in the midwest and wanting to continue being able to golf in the winter. I had initially become interested in a simulator setup for my home, but with space constrictions I became looking at a commercial space for personal use. At this point, I thought about going in with some friends since that's who I will use it with the most, but I decided I might as well make this a business space and get a little money back, while at the same time buying better equipment and giving the public the option to golf in the winter.

    I haven't locked in a commercial space yet but would be buying. I don't consider this to be a cost of the facility as I was already looking at buying a commercial space to diversify my holdings. Some of these buildings have a second floor that could be renovated into living space for rentals. 50 foot long x 24 foot wide with 10 foot ceilings would be the minimum amount of space for the simulator area. Some buildings have higher ceilings which is probably what I prefer. It would be located a rural area of the midwest with a lower population and is certainly not my main source of income. A side hustle, if you must. It would be a self-serving facility meaning when you register a time slot, you are sent a key code to the facility that allows you in the day of your rented time slot. BYO drinks and food. There’s a fitness facility nearby that does that same and they’ve had no issues with this model for over 15 years.

    I guess I am very unsure of where to start as far as equipment. I'd like to do some things on my own to save money since this is a bit of a hobby, but don't want to skimp on the quality of simulator. I feel like I could build a surround and wall protection to save a bit, but on a lot of the items it seems like I have to buy regardless. I understand the convenience of the kits, but there certainly seems to be a premium to be paid. So I'm reaching out to any of you to see what I need to look at or need to have. What is excess and what is necessary to be successful without trying to be like a 5 star indoor golf facility.

    Projector – is 4K necessary? I know 16:9 is preferred. Planning to mount from the ceiling
    Computer - I have a local computer store that I will purchase from, assuming gaming computer with windows system will work
    Simulator software – I had thought about getting TGC because of the number of available courses, but really don’t know much about any of them to have an educated opinion so open to any feedback
    Launch Monitor/Tracker - I understand both left and right handed golfers will be using the facility and need it to be easy to use for all customers. I think ceiling mount would work great, but have the space for something floor based as well. Would want a protective covering if that’s the case. Is Uneekor a good route?
    Flooring surface – A good hitting mat is a must for both right and left hands, but how is best to make the floor flow well from the screen to the hitting area? I'm assuming a little elevation from the screen to the front side of the hitting area is preferred so balls return back. I’ve also seen hitting surfaces with different rough thicknesses, is this excess?
    Screen - is a little padding useful behind a screen or is the 1 foot space between the screen and wall enough? How big should I go on the screen?

    Surround – how deep is enough for a business setup? I would probably do netting or padding to supplement just because I know there’s poor golfers playing and don’t want their safety compromised or the facility damaged. I’m planning to buy and then purchase my own piping from a hardware store for the surround, unless there are better options
    Balls – ball-specific for simulators or do customers typically BYO ?

    If anyone has advice or recommended sites/threads I would love to read as much as I can. Thank you so much!

  • #2
    I spent a lot of time thinking of opening a simulator business in South Florida, though I am originally from the midwest.

    IMO, if you are going to open a sim business, you need at least two bays, preferably four. I estimated for a complete build out, it would be approximately $35k - $50k / bay, depending on the condition of the space and labor costs. The challenge is to keep all the simulators busy, consider offering leagues, memberships, etc.

    At the end of the day, I realized it was just going to take too much of my time to pursue further. Off the top of my head, I believe each sim bay was the following:

    Bay size: 24' x 12'
    Uneekor EyeXO / SimKit / Refine+: $20,000
    High end PC: $2,000
    Flooring: $1,500
    Audio: $500
    Decorations wall / ceiling protection: $2,000
    Furniture: $5,000 (couches, tables, etc)
    Labor: $15,000

    4 sim bays in a rectangle we assumed about 75' x 50' would give us a good start for the business.

    $~50k x 4 = $200k start up, plus any common area build out needed, reception area, bathrooms, etc

    Probably $250k all in.

    Hope that helps

    Comment


    • #3
      That is all great information, thank you. I think with the small population in this area and the simulator being unstaffed we're just looking at one bay for now. If demand requires more by all means great, but this is very much a small start-up.

      Is there a big different between the Uneekor Eye XO and the QED?


      Comment


      • #4
        My big concern would be trying to manage this without staff. Operating the software is not necessarily intuitive. I would suggest sometime if setup where you do a training with people on their first visit, and after 2-3 visits they earn the ability to attend solo.

        Comment


        • #5
          Originally posted by jpinkardvt View Post
          My big concern would be trying to manage this without staff. Operating the software is not necessarily intuitive. I would suggest sometime if setup where you do a training with people on their first visit, and after 2-3 visits they earn the ability to attend solo.
          I don't disagree but from the financial side of things and from my own flexibility perspective, this is the route I would need to go. Absolutely would do a handful of open houses and willing to meet folks after hours for help getting setup. There's been another location that is self-serviced and has a nice tutorial on getting setup and other Q&As that I think would be beneficial.

          On the cost side of things for customers, the rental cost will be lower to reflect that renters are in charge of their setup.
          Last edited by Niroguy; 12-20-2022, 01:24 AM.

          Comment


          • #6
            Following this conversation closely! My side yard doesn't have the room to build my SIM the exact way I want to, so my wife suggested renting out a small warehouse, which I found for only $700/mo. If I went this route, I would be losing the MAIN REASON for the SIM and that is the flexibility to literally walk outside my house at any time and use. The warehouse is less than a 10-min drive from my house (about the same time as the Country Club I belong to), so it's SORT OF close enough. Once I started looking into this option, which would allow me to set-up my SIM in the exact manner in which I want to, I also started thinking about how I might be able to rent out the SIM. I am in Sacramento, so I don't have WILD weather issues to deal with. We have extreme summer heat and rain about 58 days a year on average in the winter/spring. It wouldn't necessarily be a "business" per se but it would be something that I would word-of-mouth advertise to my known circle of golf friends. So, I'll be watching this conversation closely!!!

            Comment


            • #7
              I just received my EyeXO so I'll keep you posted on how it compares to the Foresight GC2 which has been very good. The QED requires marked balls so I think at a minimum you should be looking EyeXO to take care of righty or lefty's. I would put in a good quality carpet system all over and then have an insert for the hitting area so it could be changed out. I'm using the Gung Ho model right now and no issues with elbow or wrist pain and Fiberbuilt has similar sizes that are good quality. So I agree with the other comments on the $20-25k per bay install. I also wouldn't look at anything other than 16:9 projection. I am using a BenQ projector in the $1,500.00 range and I have no complaints on picture quality. 1' behind the screen will work and if you have the room I don't think your bays should be less than 25' to have room for clubs, seating, small refrigerator, etc. My garage bay is 30' and very comfortable. I would divide the bays with stud walls 16' back and pad them 6' back from the screen. You can check out the surround kits but I think they are expensive so if you build your own walls and then install a heavy duty suspended black canvas material on the ceiling it would work fine. I like your idea on the code access as I thought of doing the same thing. Good luck and keep us posted!

              Comment


              • #8
                Originally posted by mwh1023 View Post
                I just received my EyeXO so I'll keep you posted on how it compares to the Foresight GC2 which has been very good. The QED requires marked balls so I think at a minimum you should be looking EyeXO to take care of righty or lefty's. I would put in a good quality carpet system all over and then have an insert for the hitting area so it could be changed out. I'm using the Gung Ho model right now and no issues with elbow or wrist pain and Fiberbuilt has similar sizes that are good quality. So I agree with the other comments on the $20-25k per bay install. I also wouldn't look at anything other than 16:9 projection. I am using a BenQ projector in the $1,500.00 range and I have no complaints on picture quality. 1' behind the screen will work and if you have the room I don't think your bays should be less than 25' to have room for clubs, seating, small refrigerator, etc. My garage bay is 30' and very comfortable. I would divide the bays with stud walls 16' back and pad them 6' back from the screen. You can check out the surround kits but I think they are expensive so if you build your own walls and then install a heavy duty suspended black canvas material on the ceiling it would work fine. I like your idea on the code access as I thought of doing the same thing. Good luck and keep us posted!
                Definitely on your train of thinking with the EyeXO now. Marked balls seems like a headache for a business. Thank you for your response, it was very helpful. Currently looking at getting this finished by next winter so I have some time but responses like yours help tremendously. Have to lock in a property soon I imagine!

                Comment


                • #9
                  Originally posted by sbacon33 View Post
                  Following this conversation closely! My side yard doesn't have the room to build my SIM the exact way I want to, so my wife suggested renting out a small warehouse, which I found for only $700/mo. If I went this route, I would be losing the MAIN REASON for the SIM and that is the flexibility to literally walk outside my house at any time and use. The warehouse is less than a 10-min drive from my house (about the same time as the Country Club I belong to), so it's SORT OF close enough. Once I started looking into this option, which would allow me to set-up my SIM in the exact manner in which I want to, I also started thinking about how I might be able to rent out the SIM. I am in Sacramento, so I don't have WILD weather issues to deal with. We have extreme summer heat and rain about 58 days a year on average in the winter/spring. It wouldn't necessarily be a "business" per se but it would be something that I would word-of-mouth advertise to my known circle of golf friends. So, I'll be watching this conversation closely!!!
                  Exactly my thoughts. I'd rather spend more on a better setup and do it right, and if I can pay for some of the costs by allowing the public it only makes sense. It's not going to be a perfect setup, but if it's more affordable than comparables in the area I can make it work.

                  Comment


                  • #10
                    Niroguy - can you share where you are in the Midwest? I live in Midwest and have seen multiple Golf Sim businesses start/close in the last 5 years or so. Seems the only one remaining is one that is built in (as a side business) in a local bar.

                    Comment


                    • #11
                      Originally posted by Brettster View Post
                      Niroguy - can you share where you are in the Midwest? I live in Midwest and have seen multiple Golf Sim businesses start/close in the last 5 years or so. Seems the only one remaining is one that is built in (as a side business) in a local bar.
                      Perhaps you should really consider this advice carefully. The epidemic is raging this year and the economy as a whole is in a bad state, so you must be very careful with every investment you make.

                      Comment


                      • #12
                        A friend of mine opened an Indoor Golf facility last year.
                        His initial investment was expensive, even with purchasing "like new" equipment from a source which closed due to Covid.
                        The facility has a netted range for 16 players with use of Sky Caddies, 2 Full Swing Sims with E6 and Show Down games.
                        A 30 x 20 putting green and a few mats to chip onto the green.
                        They also serve a limited menu of food & beverages.

                        He sold memberships, taught lessons, and has walk-in customers.
                        The business is open 9 - 9 everyday of the week, closed only on holidays.

                        Nov - March were busy and tapered off during the rest of the year.
                        Many days during the summer, only a few members would use the facility.
                        Lessons $$ helped during the slow periods.

                        Overhead - rent and utilities are still due every month.

                        He could only afford to pay a few part time employees during evening hours during the winter months.
                        He was there 12 hours almost every day. His wife would come in several days after work in the evenings and every weekend.
                        He was able to hire a teaching pro full time which freed up some of his time.

                        I would help with keeping the PC's updated and help with handyman projects which come up.

                        One year under his belt and going into the winter months is a good start for the 2nd season.
                        It also brings on new members, more evening league play along with more food & Bev sales
                        He tried many avenues of marketing, promotions and social media to inform the public of the facility.
                        This past fall he has added 5 more Sims which has drawn additional customers this month.

                        All in all, it's a risk just like any new business start up.
                        He has a huge debt of assets which will take several years to pay down.
                        Like any seasonal business, there will probably be good years and poor years.





                        Comment


                        • #13
                          Originally posted by Brettster View Post
                          Niroguy - can you share where you are in the Midwest? I live in Midwest and have seen multiple Golf Sim businesses start/close in the last 5 years or so. Seems the only one remaining is one that is built in (as a side business) in a local bar.
                          Live in southern Minnesota

                          Comment


                          • #14
                            Hey there Niro, former MN guy here now in NC for 10 years. Feel free to message me if interested... a chance I can help advise on the sim sharing front. We've started a high-end sharing network that at a glance may be very similar to what you have in mind. Happy to advise and help if interested. Sim world can be extremely overwhelming. Our intention is to help make it easy for those that are interested in a side hustle very much as you describe but may not have the time to sort through myriad options and/or to manage going forward once running.

                            Comment


                            • #15
                              Thanks Bryson, still early on in planning stages but it does look like your model is a similar path to what I'm looking to do, we might be a little more casual around these parts with how the facility is run. Appreciate the reach out! I will be sure to follow up if we proceed with this project!

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