Rock Valley Unbranded Gas Station, C-Store, Fast Food & Liquor, Sioux County Iowa

Full Editorial Writeup

This is an unbranded gas station, convenience store, liquor, and fast food operation in Rock Valley, Sioux County, Iowa, sitting on a busy highway near the South Dakota border. The business combines a 3,500 to 3,600 square foot C-store on 0.6 acres with fuel sales, a liquor offering, hot fast food, and a newly added Krispy Krunchy Chicken franchise operation. The asking price of $2.2 million includes the underlying real estate and property, with roughly $150,000 of inventory on top.

The revenue mix is attractive for the category. Inside merchandise averages $160,000 per month (around $1.9 million annualized) at higher margins because it includes liquor and prepared food, while fuel runs about 30,000 gallons per month at a strong 35 cents per gallon margin. Additional streams come from lottery, ATM, air pump, cigarettes, and vendor rebates and commissions. Equipment is in good shape with updated tanks, pumps, and POS, which removes near-term capex risk on the most expensive underground assets.

At $640,000 of cash flow against a $2.2 million ask including real estate, the deal prices at 3.44x. Being unbranded means no franchise fuel contract locking in supply terms, which gives an operator flexibility on sourcing but also means pricing discipline matters. The seller is out of state, downsizing and retiring, and is positioning this squarely for a hands-on owner-operator or family.