This $2.5M Gas Station / C-Store Is Quietly Overpriced
The numbers are mixed. Some things work, others need negotiation or restructuring.
This is a gas station / c-store business listed at $2.5M, generating $4.4M in annual revenue and $620,000 in seller's discretionary earnings. At a 4.03x cash flow multiple, the asking price comes in below the industry average of 5.00x for gas station / c-store businesses. The profit margin is 14%, above the 8% industry average.
We ran this deal through the DealScore Pro Bulletproof Calculator to see how it holds up across all five scoring criteria. Here is the full breakdown.
Deal Snapshot
The deal snapshot tells a mixed story. Revenue of $4.4M with a 14% margin means the margins are tight and leave less room for error. The 4.03x multiple is favorable, coming in below the industry average.
Financing Overview
Using the standard 80/10/10 SBA deal structure (80% SBA 7(a) loan, 10% seller financing, 10% buyer down payment), here is what this acquisition looks like when financed.
Why the Numbers Matter
The headline number most buyers fixate on is the asking price. But the asking price alone tells you almost nothing about whether a deal is worth doing. What matters is what happens after you finance it.
The post-debt cash flow of $238,158 per year is the real number. That is what you take home after every loan payment, every month, for the life of the loan. On a $250,000 cash investment, that is a strong return, and it is well above the $100K minimum threshold that the Bulletproof standard requires.
The DSCR of 1.62x means the business generates $1.62 for every $1 of annual debt payment. SBA lenders require a minimum of 1.25x. The Bulletproof standard requires 2.0x. This deal clears the bank minimum but falls short of the Bulletproof target, leaving you with a thinner safety margin.
The stress test is where many deals that look good on paper fall apart. We model a 20% drop in revenue and check whether the business can still cover all debt obligations. This deal fails. A 20% revenue decline would leave the business unable to cover its debt payments, which is a serious risk in a financed acquisition.
Industry Context
📈 How This Deal Compares to the Gas Station / C-Store Industry
Gas Station / C-Store is one of the more stable acquisition targets. Demand tends to be recurring and local, and the skill requirements are well-defined. Lenders see gas station / c-store as a relatively safer bet, with an SBA default rate of 6.1% versus the 16.8% all-industry average.
The gas station / c-store industry carries a lower-than-average SBA default rate at 6.1%, compared to the all-industry average of 16.8%. The deal has some solid fundamentals but the mixed signals mean lenders will scrutinize it more closely.
Strengths and Risks
✓ What Works
- Strong post-debt cash flow of $238,158 per year
- Adequate working capital reserves
⚠ Watch Out For
- DSCR of 1.62x is below the safety threshold
- Purchase multiple of 4.03x is significantly overpriced
- Fails the 20% revenue decline stress test
- Key-person risk: verify the current owner's role in daily operations
- Lease terms and renewal risk
Who This Deal Is For
Best fit for:
Owner-operators with industry experience or management background who want a business that cash flows from day one.
First-time buyers looking for a straightforward acquisition with manageable fundamentals.
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Frequently Asked Questions
Is $2.5M a fair price for a gas station / c-store business?
At 4.03x seller's discretionary earnings, this asking price is below the industry average multiple of 5.00x for gas station / c-store businesses. Deals priced below 4.50x are generally considered favorable for buyers, while anything above 5.70x starts to look expensive.
What is a good profit margin for a gas station / c-store business?
The industry average profit margin for gas station / c-store businesses is approximately 8%. This listing operates at a 14% margin, which is above average and suggests the business is managing costs effectively. Margins above 10% are generally considered healthy in the gas station / c-store industry.
Can I buy a gas station / c-store business with an SBA loan?
Yes. Gas Station / C-Store businesses are commonly financed through SBA 7(a) loans using an 80/10/10 structure: 80% SBA loan, 10% seller financing, and 10% buyer down payment. For this $2.5M deal, that means approximately $250,000 in cash at closing. SBA lenders require a minimum DSCR of 1.25x, but conservative buyers target 2.0x or higher. This deal's 1.62x DSCR clears the bank minimum but falls short of the conservative target.
How much do gas station / c-store business owners actually make?
Owner earnings vary widely based on revenue, pricing, and operational involvement. This gas station / c-store business generates $620,000 in seller's discretionary earnings (SDE) before debt service. After SBA financing under the 80/10/10 structure, the buyer would take home approximately $238,158 per year. That post-debt figure is the number that actually matters for a financed acquisition, because it reflects what ends up in your pocket after every loan payment is made.