Branded Gas Station, C-Store & Fast Food, Roanoke County VA

Full Editorial Writeup

This is a branded gas station, convenience store, and fast-food operation in Roanoke County, Virginia, selling as a going concern that includes the real estate and building. The site moves 35,000 to 40,000 gallons of fuel per month at roughly a 20-cent-per-gallon margin, and does about $140,000 in monthly inside merchandise sales carrying higher margins than fuel. The 3,000 square foot store is split evenly between a merchandise area and a 1,500 square foot restaurant that the seller invested $400,000 to build out and has approval for 15 seats.

The location is the asset here: a major road with heavy traffic, surrounded by residential and commercial rooftops, and within reach of a 2,000-student high school, a major lake, a casino, and a busy parkway exit. The site has been materially reinvested in, with updated pumps, new gas lines, new canopy, new parking lot and concrete. That reduces near-term capex risk for a buyer, which matters a great deal in a category where tank and pump replacement can quietly eat years of cash flow.

Beyond fuel and inside sales, the business layers in high-margin ancillary income from gaming, lottery, ATM, air, cigarettes, and vendor rebates and commissions. Reported cash flow is $850,000 on $3.5M revenue, and the owner is selling for retirement with two weeks of training offered. At $2.6M plus roughly $150,000 of inventory, the deal prices around 3x cash flow with real estate included.