Citgo Gas Station, Absentee-Run Fuel & C-Store, Berkshire County MA

Full Editorial Writeup

This is a branded Citgo fuel station in Berkshire County, Massachusetts, pairing three multi-product dispensers under a canopy with an approximately 1,800 square foot convenience store. The station pumps roughly 60,000 gallons per month at an average margin of $0.35 per gallon under a rack-zero supply agreement, which is the type of favorable jobber arrangement that meaningfully protects fuel margin. The convenience store adds $105,000 to $110,000 in monthly sales at a 35% margin, and the location performs strongly in lottery sales thanks to a mixed residential and commercial trade area.

What makes this listing notable is the earnings profile relative to its modest reported gross revenue. Cash flow of $587,856 on $840,946 in gross revenue is a red flag on its face, because a station moving 720,000 gallons per year plus a $1.3M annual c-store cannot honestly gross under $1M. That means the reported gross almost certainly excludes fuel sales dollars (or reports only fuel margin), so a buyer needs to reconstruct the true revenue stack before trusting the multiple.

The business is fully absentee, run by two full-time employees, which is the single most interesting angle here. An owner-operator who shows up, tightens payroll, extends store hours, and pushes food and lottery attach can likely lift cash flow without heroics. The real estate is owned and can be leased or purchased alongside the operation, and SBA financing is available with 15% down.