Lake Havasu Chevron + Real Estate, Arizona Gas Station & C-Store

$4.1M

Revenue

$707K

SDE

12.3x

Multiple

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Full Editorial Writeup

This is a Chevron-branded gas station and convenience store in Lake Havasu City, Arizona, established in 2003, generating $4,082,741 in annual revenue and $707,340 in owner cash flow. The site sits on roughly 2,000 square feet of owned real estate a short walk from the London Bridge, surrounded by waterfront resorts, restaurants and retail. It operates 24/7 with eight full-time employees and combines four revenue streams under one roof: fuel, convenience retail, a made-to-order deli, and a gift shop selling souvenirs and beach gear to the tourist trade.

The economics are notable for their fuel-independence. Non-fuel sales of $1,669,159 nearly match fuel sales of $2,418,850, and inside sales run about $126,000 a month at a 50% margin. Fuel moves roughly 620,563 gallons a year at approximately $0.50 per gallon of margin. The revenue mix means the business does not live or die on volatile fuel margin, which is unusual for a gas station of this size and a meaningful de-risker.

The headline $8.7M price is overwhelmingly real estate: $7,200,000 is land and building, $1,500,000 is the operating business (about 2.1x cash flow), and $200,000 is FF&E, with inventory purchased separately at cost. That split matters because commercial parcels in this district rarely trade, and the buyer takes title to the dirt. The business is currently absentee-run, which the listing frames as the core upside: a hands-on owner could tighten purchasing, labor and merchandising, and layer on breakfast, catering, loyalty bundling and tourist-focused marketing that today sit untouched.

Why we like it

The earnings are diversified in a way most gas stations are not. Non-fuel sales of $1.67M against $2.42M in fuel, at a 50% inside margin, mean this site is not hostage to pump margin swings. That mix produces steadier, higher-quality cash flow than a fuel-dependent comp.
You own the dirt, and the dirt is most of the value. $7.2M of the $8.7M is real estate in a district where commercial availability is tightly limited, right next to the London Bridge. The operating business at $1.5M is only about 2.1x cash flow, so you are buying a scarce asset with a cash-generating tenant already in place.
The location compounds durability. Steps from one of Arizona's busiest tourist draws, the station catches both a stable local base and year-round visitor traffic. Limited nearby commercial availability restricts competing development, which protects volume over time.
This is a textbook absentee-to-operator arbitrage. The current owner does not work in the business, and the listing openly flags unworked growth in breakfast, catering, loyalty programs and tourist marketing. An engaged operator can lift margin through purchasing and labor discipline alone, before adding new revenue lines.

How to improve it

Launch a breakfast daypart in the existing deli without buying new equipment. Morning commuter and tourist traffic is unmonetized today, and breakfast typically carries strong food margins. Pair it with grab-and-go coffee to capture the London Bridge foot traffic early.
Build a fuel-plus-inside loyalty and bundling program. Today nothing ties fuel, deli and gift shop purchases together, so you are leaving frequency and basket size on the table. A simple points or fuel-discount-with-purchase mechanic can lift inside sales meaningfully.
Target the RV, boater and event crowd directly. Lake Havasu draws seasonal event traffic that no one is marketing to, and the gift shop can run seasonal and event-based merchandise programs. This turns tourist spikes into predictable inside-sales lifts.
Take direct control of purchasing and labor as a hands-on owner. Absentee sites almost always overspend on cost of goods and staffing. Renegotiating vendor terms and right-sizing 24/7 labor to actual traffic can add points of margin without touching revenue.
Optimize the deli menu and catering. Adding a catering channel captures larger tickets from local businesses and events with existing kitchen capacity. Menu engineering toward higher-margin fresh items improves the strongest inside-sales category.
Evaluate the owned parcel for long-term development options. The listing notes no one has explored what the land can support. A pad reconfiguration, additional retail space, or leasable frontage could unlock value beyond the operating business.
Tighten gift shop assortment to the tourist buyer. Beach gear, apparel and souvenirs are impulse categories that reward tight, high-margin curation and seasonal refresh. Better merchandising near the register lifts attach rate on every fill-up and deli order.

Diligence notes

Verify the fuel supply agreement and Chevron branding terms. Confirm remaining contract length, any volume commitments, image or reimaging obligations, and whether the brand transfers cleanly to a new owner. Branded fuel contracts can carry capex requirements that hit day-one cash flow.
Stress-test the real estate valuation of $7.2M independently. With 83% of the price in land and building, get a current appraisal and confirm comparable commercial sales in the district. Confirm environmental status of the fuel tanks and any Phase I/II obligations, since underground storage tanks are a major buried liability.
Confirm the financials, which are 2024 monthly-average annualized, against actual filed returns. Pull three years of P&Ls, fuel volume reports and POS inside-sales data under NDA. Separate fuel margin from inside margin and validate the claimed 50% inside margin and $707K cash flow.
Validate the license transfers before close. Series 10 beer and wine, lottery, EBT and TPT licensing are all subject to transfer and approval, which can delay operations or fail. Understand timelines and any risk of a gap in alcohol or lottery revenue during transition.
Assess the two-week training as thin for an absentee handoff. Since the owner is not involved day-to-day, the real operating knowledge sits with the eight employees. Confirm key staff retention, wage levels and manager depth, because losing the site manager post-close could be more damaging than a short seller transition.

Source

Originally listed on BizBuySell. View original listing →