Gas Station for Sale with no fuel contract

This is an underperforming location with plenty of upside for an owner-operator who can effectively run the business. Asking price with property is essentially the market value of land in that area for similar development.

Gas Station with cafe and billboard. This owner/user opportunity features a gas station with diesel pumps for large trucks and provides significant potential to increase both fuel and retail sales with property operation . The property features a billboard located on the parcel, offering potential for additional income for the future owner.
Inside cafe for additional income generation.
High miscellaneous income: This location is only store in area according to the owner that is grandfathered in to have the game machine license.
Phase 2 has been recently completed and there are currently no known issues according to seller.

Current Monthly sales
Inside: $30,000 to $40,000
Gas Sales: none, the operator has not been buying fuel
Miscellaneous income: $15,000 to $20,000 per month
Cafe rental income: $2,000 per month
Billboard: potential for $1,500 per month

ISTM report projections:
Projected Fuel sales: 88,000 to 92,000 gallons / month
Projected Convenience store sales: $73,000 to $77,000 / month
Projected Fast Food Cafe sales: $21,000 to $22,000 / month
Plus billboard rental income, ATM and Lotto

Asking price for the business with property: $1,750,000 + inventory
OR
Asking price for the business only: $200,000 + inventory
Rent will be: $7,200 + NNN (property taxes, property insurance and maintenance) if only buying the business