High-Cap Rate Gas Station & House For Sale | Westpoint, TN ($399,000 | 18.50% Cap Rate)

High-Yield Gas Station, Hot Deli & Residential Real Estate Portfolio: 2013 Tennessee Street, Westpoint, TN

Offering an extraordinary 18.50% Cap Rate, complete local market monopoly, and unbranded fuel supply independence, 2013 Tennessee Street, Westpoint, TN 38486 is available for acquisition. Offered at a reduced price of $399,000 ($142.50 per square foot) plus inventory at cost, this turnkey business and real estate package includes a modern 2,800-square-foot Class B commercial building (built in 2015) and an on-site 1-bedroom, 1-bathroom residential home (~800 SF) sitting on 0.54 acres in Lawrence County.

Operating as the only retail store and gas station in the entire town, the business enjoys total market exclusivity with zero local competition. The store generates $25,000 in average monthly inside sales (including $10,000/month in high-margin hot deli sales) and dispenses 4,000 gallons per month of regular gas, diesel, and non-ethanol fuel at an extraordinary 60 cents per gallon profit margin. Currently netting $6,150 per month ($73,800 NOI) under employee management ($4,400 monthly payroll), a hands-on owner-operator moving into the included home can eliminate personal living costs, streamline shift hours, and capture over $10,000 per month ($120,000+ annually).

Financial Overview & Key Property Specifications

• Reduced Asking Price: $399,000 (Includes Business Value, Commercial C-Store, 1BR House & 0.54 AC Real Estate)

• Cap Rate: 18.50% Cap Rate

• Net Operating Income (NOI): $73,800 / Year ($6,150 / Month Net of $4,400 Payroll & Expenses)

• Owner-Operator Cash Flow Potential: $10,000+ / Month ($120,000+ Annually)

• Price Per Square Foot: $142.50 / SF

• Building Size & Construction: 2,800 SF Single-Story Commercial Facility (Class B / Built 2015)

• Included Residential Asset: ~800 SF 1-Bed / 1-Bath Detached Single-Family Home (Located Behind Store)

• Land Parcel Area: 0.54 Acres

• Monthly Inside Retail Sales: $25,000 / Month Average

  • Hot Deli Portion: ~$10,000 / Month Average (High Margin Hot Food)

• Monthly Fuel Volume: 4,000 Gallons / Month at an Exceptional 60 Cents / Gallon Profit Margin (Regular, Diesel, Non-Ethanol)

• Contractual Status: NO Jobber Contract (100% Unbranded Freedom)

• Alcohol Licensing Note: Located in a dry municipality due to church proximity

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

Operational Strengths & Growth Expansion Catalysts

Engineered for steady cash flow and low-risk operation:

• Complete Town Monopoly: With no competing retail options in Westpoint, the business enjoys pricing leverage and dependable daily repeat traffic for convenience groceries, hot food, and non-ethanol/diesel fuel.

• 100% Fuel Agreement Autonomy: Unencumbered by a fuel jobber agreement, a new owner can choose their own fuel distributor, secure upfront branding incentives, or remain independent to maintain high gas margins.

• Live-In Owner Model: Occupying the included 1-bedroom home allows an owner-operator or management couple to live on-site rent-free while taking over daily shifts to pocket the $4,400 monthly payroll.

• Operating Hours Expansion: Store hours are currently limited (14 hours/day weekdays, 15 hours Friday/Saturday). Expanding operating hours or adding weekend breakfast deli service will drive additional sales.

Strategic Westpoint / Middle Tennessee Trade Area

Situated in a steady, growing Middle Tennessee submarket:

• Growing Submarket Population: Local trade area population is growing by 4.22% annually, supported by a median household income of $40,000.

• Captive Local & Agricultural Customer Base: Serves as the essential central hub for Westpoint residents, local farmers, contractors, and outdoor recreationists needing non-ethanol gas and hot meals.

• Proximity to Lawrenceburg: Located only 20 minutes from Lawrenceburg, TN, the primary commercial seat of Lawrence County.

• Regional Middle Tennessee Mobility: Positioned less than 2 hours from Nashville, TN, and 3 hours from Chattanooga, TN.

Whether you are seeking an unbeatable 18.50% Cap Rate investment under $400k, a town-monopoly business with high margins, or a commercial real estate package featuring an on-site residence, 2013 Tennessee Street delivers exceptional return on investment and long-term security.