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NY Destination Goldmine – Multi-Income Gas Station, Restaurant, Retail & Residential Opportunity with Real Estate | Asking $6.5M Rare opportunity to acquire one of the most unique and recognizable... Businesses Franchises Brokers Loading... NY Destination Goldmine – Gas Station, C - Store, 3-Story Restaurant & Lake George, NY (Warren County) Asking Price:$6,500,000 Cash Flow (SDE):$850,000 EBITDA:Not Disclosed Gross Revenue:$2,700,000 Real Estate:Not Disclosed Established:Not Disclosed NY Destination Goldmine – Gas Station, C - Store, 3-Story Restaurant & Business Description NY Destination Goldmine – Multi-Income Gas Station, Restaurant, Retail & Residential Opportunity with Real Estate | Asking $6.5M Rare opportunity to acquire one of the most unique and recognizable commercial properties in the New York market. This fully owner-operated destination property includes a high-volume gas station, convenience store, 3-story restaurant, additional retail/commercial space, and apartment/office-style living quarters — all included with the real estate. Strategically positioned as the first gas station and restaurant travelers see entering this area from the highway, the property benefits from tremendous tourism exposure and year-round traffic. Located directly across from a busy mini golf attraction and only minutes from The Village and the lake itself, this site sits in the center of one of Upstate New York’s strongest seasonal tourism markets. Ownership has invested approximately $4.3 million into the property since 2007, including land acquisition, 40,000 gal. underground double wall tanks, fuel infrastructure, restaurant expansion, commercial additions, and continuous modernization. Nearly $2 million alone has been reinvested over the past 5 years to create a standout destination atmosphere featuring custom LED lighting, imported stone finishes, artificial palm trees, rooftop seating, and a unique Middle Eastern/Caribbean-inspired design. The business currently generates combined gross revenue of approximately $2.7M++ annually with strong cash flow of approximately $850K++. Additional upside exists through the mixed-use retail, office, and apartment component of the property. Leasing the additional commercial and residential space can further increase both revenue and overall cash flow for an owner/operator or investor. Property Features Include: 6 fuel pumps (2 Diesel) (in ground tanks are double wall fiber 17 Yrs old) Fully operational convenience store (2000 sq. ft) Fully operational 3-story restaurant (4100 sq. ft) Rooftop seating, outdoor deck seating & indoor dining Large walk-in cooler with 21 glass doors & 3 compressors Additional retail/commercial space for future income potential Newly constructed mixed-use retail, office & apartment building (built in 2021) Approx. 825 SQFT first-floor retail/commercial space ideal for additional rental income Second-floor apartment/office configuration featuring bedrooms, offices, kitchen, bathroom & living area Apartment/office-style upper level with kitchen, bathroom, multiple rooms & living area Approximately 22 parking spaces plus pump parking 4 bathrooms total on-site Fuel volume remains very strong seasonally, with approximately 400,000 gallons sold annually. The business also benefits from being one of the only late-night operations in the area, remaining open until 2 AM while most competitors close much earlier. The restaurant has built a strong local and tourist following, generating approximately $30K–$40K monthly during slower winter months and exceeding $100K–$150K monthly during peak summer season. Additional upside exists from a nearby 400-unit apartment development currently under construction, which is expected to significantly increase future year-round traffic and customer base. Commercial properties of this scale and visibility in this area rarely come available. This is an ideal opportunity for an investor, operator, hospitality group, or partnership looking to acquire a true destination asset with multiple income streams, strong tourism exposure, and long-term growth potential. Asking Price: $6.5 Million Serious inquiries only. NDA, proof of funds, and buyer qualification required. Ad#:2514514 Business Location Location: Lake George, NY Real Estate: Owned Demographic Information for Lake George Area Household Income Population Age Population Trend Population by Race/Ethnicity BizBuySell EDGE Financial Benchmarks for New York Gas Stations Gross Revenue Benchmarks Cash Flow (SDE) Benchmarks EBITDA Benchmarks BizBuySell EDGE Listing Statistics Saved This Listing Listing Last Updated Appeared in Search Listing Detail Views BizBuySell EDGE Know the True Market Value Before You Make an Offer Get valuation data to negotiate with confidence. Get a Valuation Report Business Listed By: Henry GALASSO East Coast Business Brokers View My Listings Phone Number 631-857-4170 Voice only (no SMS) Memberships & Certifications: Ad#:2514514 The information in this listing has been provided by the business seller or representative stated above. BizBuySell has no stake in the sale of this business, has not independently verified any of the information about the business, and assumes no responsibility for its accuracy or completeness. Read BizBuySell's Terms of Use before responding to any ad. Learn how to avoid scams. Contact Form Full Name* Enter a valid Full Name Phone Number Enter Phone Number Email Address* Enter Email Address Optional Message Yes, send me the Buyer Newsletter for popular businesses, tips, & email promotions. Optional: Check if you want to use IRA/401k funds ($75K+) to buy a biz - Guidant will call Send Message By clicking the button, you agree to BizBuySell’s Terms of Use and Privacy Notice Business Listed By: East Coast Business Brokers LLC East Coast Business Brokers View My Listings Phone Number 631-857-4170 Voice only (no SMS) Your request has been sent. What Happens Next? is reviewing your details. A representative will reach out soon to discuss your options. Expect a response in 1-2 business days. 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Why we like it
- Strong cash conversion with $850k cash flow on $2.7M gross revenue represents a healthy 31% margin in a business mixing high-volume fuel sales with higher-margin restaurant operations. The restaurant component alone generates $360k-$1.8M annually depending on seasonality, while fuel volume of 400,000 gallons provides steady base cash flow even during slower periods.
- Exceptional strategic positioning as the first gas station and restaurant travelers encounter entering Lake George from the highway, directly across from a popular mini golf attraction. This creates a natural traffic funnel that competitors cannot replicate, while the late-night operating hours (until 2 AM) capture business when most area competitors are closed.
- Tourism market tailwinds include a 400-unit apartment development under construction nearby that will significantly increase year-round traffic and reduce seasonal dependence. Lake George remains one of Upstate New York's strongest seasonal tourism markets with consistent visitor growth and limited commercial development opportunities of this scale.
- Multiple expansion opportunities exist through the underutilized retail, office, and apartment space that can generate additional rental income streams without operational complexity. The property includes 825 sq ft of first-floor retail space and upper-level residential units that could add meaningful cash flow for an operator willing to pursue tenant management.
How to improve it
- Optimize restaurant operations during peak season by analyzing current $100-150k monthly performance against seating capacity and turn rates. Implement reservation systems, expand catering services, and potentially extend operating hours during summer months to capture additional tourist spending when demand exceeds current capacity.
- Monetize the unused commercial and residential space through strategic leasing to local businesses or seasonal workers. The 825 sq ft retail space could house a complementary business like a souvenir shop or ice cream counter, while the apartment units could generate $2,000-3,000 monthly each in this tourism market.
- Enhance fuel margin optimization through dynamic pricing systems and loyalty programs targeting both tourists and local customers. Analyze competitor pricing patterns and implement real-time adjustments while building a database of repeat customers through a points-based rewards system tied to both fuel and restaurant purchases.
- Expand convenience store offerings to capitalize on the captive tourist audience with higher-margin items like local souvenirs, camping supplies, lake gear, and premium snacks. The 2,000 sq ft space likely has capacity for expanded inventory focused on tourism-specific products that command better margins than standard convenience items.
- Develop corporate catering and event hosting capabilities using the restaurant and rooftop seating areas during slower periods. Target local businesses, wedding parties, and tourism groups for private events, which can generate premium pricing and help smooth seasonal revenue fluctuations.
Diligence notes
- Verify the $2.7M gross revenue claim against actual financial statements and reconcile with the $6.5M revenue figure mentioned in the listing header, as there appears to be a significant discrepancy. Request monthly P&Ls for the past 3 years to understand seasonal patterns and validate the claimed $30-40k winter vs $100-150k summer restaurant performance.
- Conduct environmental due diligence on the fuel infrastructure including tank integrity testing, soil contamination assessment, and regulatory compliance verification. The 17-year-old double-wall tanks may be approaching replacement timeframes, and any environmental issues could create massive unexpected liabilities in this lakeside location.
- Analyze the impact of the nearby 400-unit apartment development on both opportunity and competitive threats. Verify construction timeline, unit absorption projections, and whether the development might also include competing retail or restaurant space that could dilute the property's current traffic advantages.
- Review all zoning compliance, permits, and regulatory approvals for the mixed-use operation, especially given the combination of fuel sales, restaurant service, and residential units. Verify that current usage matches permitted activities and identify any restrictions that might limit future expansion or operational changes.
Source
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