High-Yield Gas Station & C-Store For Sale | Tunica, MS ($1.5M | 11.20% Cap Rate)

High-Volume Gas Station, Deli & Commercial Real Estate For Sale: 1364 Edwards Avenue, Tunica, MS

Offering an exceptional 11.20% Cap Rate backed by high retail profit margins, zero fuel credit card fees, and a newly reduced asking price, 1364 Edwards Avenue, Tunica, MS 38676 represents a premier commercial acquisition in Tunica County. Offered at a reduced price of $1,500,000 (plus inventory at cost), this turn-key business and fee-simple real estate package generates a stabilized $168,000 Net Operating Income (NOI) on a 3,120-square-foot commercial facility sitting on a 0.27-acre lot.

Currently operated absentee by a seller planning to return to his home country (visiting the location only once per week), the business nets over $14,000 per month after covering all operating expenses and an intensive $12,000 monthly employee payroll. An active hands-on owner-operator replacing management overhead can immediately capture over $20,000 per month ($240,000+ annually) while taking advantage of high-margin summer retail spikes and 100% tax bonus depreciation benefits.

Financial Performance & Property Specifications

• Reduced Asking Price: $1,500,000 (Fee-Simple Commercial Real Estate Property + Operating Business Value)

• Cap Rate: 11.20% Cap Rate

• Net Operating Income (NOI): $168,000 / Year

• Building Size & Subtype: 3,120 SF Commercial C-Store & Service Station (Class C / Built 1927)

• Price Per Square Foot: $480.77 / SF

• Land Area & Frontage: 0.27 Acres | 46 Feet Direct Frontage on Edwards Avenue Corridor

• Monthly Inside Store Sales: $70,000 / Month Average (At High 35% Profit Margins)

• Summer Peak Inside Sales: $90,000 / Month Average during peak summer months

• Monthly Hot Deli Revenue: ~$15,000 / Month (Fully equipped kitchen with vent-a-hood, commercial grill, and salad bar)

• Monthly Outside Fuel Volume: 32,000 Gallons / Month at 18 Cents / Gallon Margin (~$5,700 / Month Gas Profit)

• Jobber Contract Terms: 50/50 Commission Split with ~16 Years Remaining ($0 Credit Card Processing Fees & $0 Fuel Equipment Maintenance Costs for Seller)

• Passive Auxiliary Income: $1,000 / Month Combined from ATM & Air Machine Commissions

• Absentee Net Monthly Profit: $14,000+ / Month (Net of $12,000 Management Payroll)

• Owner-Operator Net Cash Flow Potential: $20,000+ / Month ($240,000+ Annually)

• Broker Representation: River Brokers — Direct Contact: (770) 664-9999 | info@riverbrokers.com

Substantial Growth Catalysts & Operational Upside

Engineered for immediate bottom-line expansion under focused management:

• Mississippi Lottery Activation: The store currently does not sell lottery products. Adding Mississippi Lottery scratch-offs and draw games will drive instant daily foot traffic and boost inside impulse grocery sales.

• Full Kitchen & Hot Deli Expansion: Equipped with a full commercial kitchen (vent-a-hood, grill, salad bar), expanding breakfast, lunch, and late-night food items will capture high-margin food sales in a market with limited local restaurant competition.

• Hands-On Payroll Optimization: An owner-operator can replace or optimize the current $15/hour management team, drastically lowering payroll burden while boosting store merchandising and cleanliness.

Strategic Tunica Market & Casino Corridor Location

Situated along a major Mid-South gaming and commuter artery:

• High-Traffic Casino Corridor Access: Positioned with direct accessibility to US-61, capturing steady local commuter traffic and strong regional flow headed to the world-famous Tunica Casino District (one of the largest gaming destinations in the Mid-South).

• Limited Local Dining Competition: Local restaurant choices are sparse in the immediate area (Subway, Waffle House, Church's Chicken, Blue & White Restaurant), driving nearby residents, workers, and commuters directly to the store's hot deli counter.

• Proximity to Civic Anchors & Hospitality: Located near Tunica Elementary School and Rosa Fort High School (serving ~2,000 students and staff) as well as regional hotel hubs (Royal Inn & Suites, Days Inn by Wyndham Tunica Resorts).

• Solid Regional Household Base: Serves an established local trade area with a median household income exceeding $48,000 and a 4+ star Google customer rating.

• Strategic Mid-South Regional Connectivity: Located under 40 minutes from Southaven, MS; less than 1 hour from Downtown Memphis, TN; and 3 hours from Jackson, MS.

Whether you are a commercial real estate investor seeking an 11.20% Cap Rate asset, a gas station operator wanting zero-fee fuel terms, or an owner-operator seeking $240,000+ in annual net cash flow, 1364 Edwards Avenue delivers yield, real estate backing, and undeniable upside.