SG 11863 Beaumont Mobil Gas Station, C-Store & Plaza, Jefferson County TX

$3.9M

Revenue

$780K

SDE

7.6x

Multiple

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Full Editorial Writeup

This is a Mobil-branded gas station, convenience store, and retail plaza sitting on roughly 2.9 acres in Beaumont, Texas, in Jefferson County. The asking price of $5.9M includes both the operating business and the real estate: a 15,000 SF building footprint (the listing separately references 4,000 SF), 87 parking spaces, eight double-sided fuel dispensers, and multiple income streams. Revenue comes from fuel (55,000 to 60,000 gallons a month), inside convenience sales, a deli, lottery, ATM, and tenant rent from the plaza.

The income mix is what makes this more interesting than a standard corner station. Inside gross profit runs about $44,000/mo on $110,000/mo of sales at 40%-plus margin, the deli adds meaningful high-margin volume at 65%-plus, tenant rent contributes over $8,000/mo, lottery adds roughly $4,666/mo, and the ATM another $1,200/mo. Fuel itself is the thinnest slice at $14,000 to $15,000/mo of profit, which is typical since fuel drives traffic and inside sales carry the economics.

At $780,000 of reported cash flow (SDE) against a $5.9M asking price that includes land and building, the headline 7.56x multiple is really a blend of a going-concern business and owned real estate. That distinction matters enormously for how a buyer should underwrite this. The seller cites 'other business involvements' and 'management issues' as the reason for selling, which is a flag worth pressing on, and the Mobil brand agreement has six years of established presence.

Why we like it

Earnings quality is diversified across six streams: fuel, inside C-store, deli, lottery, ATM, and tenant rent. That mix cushions the volatility of fuel margins and means no single line item can sink the P&L, with inside sales at 40%-plus and deli at 65%-plus doing the heavy lifting on profit.
The deal includes the real estate on nearly 3 acres with 87 spaces and strong visibility, so a buyer owns the dirt rather than renting it. That converts part of the purchase into a hard, appreciating asset and removes landlord and lease-renewal risk from the operating model.
Gas, cigarettes, lottery, and everyday convenience items are staples people keep buying in downturns, so the demand base is durable. Beaumont's location on major Gulf Coast traffic corridors supports steady fuel volume regardless of the broader economy.
There is a clear, cheap growth lever already scoped: space for roughly 8 Tesla EV chargers projected to add about $5,000/mo in lease revenue. That is high-margin income layered onto an asset the buyer already owns, with minimal operational drag.

How to improve it

Attack the stated management issues head-on in the first 90 days by installing accountable shift leads, cameras, and inventory controls. The seller's own reason for selling points to operational slack, and tightening shrink on a store doing $110,000/mo inside is often the single fastest SDE gain available.
Push the deli harder, since it already runs 65%-plus margins on $60,000/mo of sales. Extend hours, add breakfast and hot-food dayparts, and cross-merchandise with fuel purchases to lift attach rate and grow the highest-margin line in the business.
Execute the EV charger buildout to capture the roughly $5,000/mo of projected lease income. Negotiate the Tesla or third-party host agreement early so installation is underway within the first year and the incremental cash flow starts compounding.
Re-underwrite the fuel supply agreement and Mobil branding terms to confirm rebate structures, volume incentives, and any capital commitments. Renegotiating jobber pricing or capturing loyalty-program rebates can meaningfully improve the thinnest margin line in the business.
Optimize the plaza tenant mix and rents, which currently sit above $8,000/mo. Review lease terms, escalate below-market rents at renewal, and fill any vacant bays with complementary traffic drivers like a quick-service concept to feed the fuel and store.
Add modern loyalty, mobile pay, and targeted promotions to lift basket size and repeat trips. Data on top SKUs and dayparts lets you cut dead inventory and lean into the high-margin categories that actually move.

Diligence notes

Reconcile the $780,000 cash flow claim against 3 years of tax returns, fuel supplier statements, and lottery and ATM commission reports. The listing presents monthly profit snapshots per category, so rebuild the full P&L bottom-up and confirm the SDE add-backs and whether it captures the property taxes of $68,000/yr and other listed expenses.
Probe the stated 'management issues' reason for selling in detail, because it may signal theft, staffing turnover, or margin erosion not visible in the headline numbers. Ask for the trailing shrink figures and shift-level cash controls to size the risk and the upside of fixing it.
Verify the Mobil branding agreement terms, remaining life, minimum volume commitments, and any image or equipment upgrade obligations the buyer would inherit. A costly brand recommitment or franchise capital call can materially change the real cost of ownership.
Confirm environmental status of the underground storage tanks, including tank age, tightness testing, and any history of leaks or remediation. UST liability is the classic hidden cost in gas station deals and can run into six figures, so demand a Phase I and tank compliance records.
Clarify the building size discrepancy, since the listing cites both 15,000 SF and 4,000 SF, and confirm the exact real estate, acreage, and tenant leases included in the $5.9M. Order a current appraisal to separate the real estate value from the business value and validate the blended multiple.

Source

Originally listed on BizBuySell. View original listing →